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Cover Story: Hurray for West Hollywood! By Gilda Haas.
Other stories include Errol T. Louis on bank closings causing a new form of redlining in low income neighborhoods; Bettina Cohen on the Emergency Assistance Rehousing Program and recruiting landlords to house the homeless; Doug Turetsky on the work of socially concerned banker Lyndon Comstock; Eleanor J. Bader on vastly wealthy philanthropist Leonard Stern; Lois Harr's book review of "Housing the Homeless" edited by Jon Erickson and Charles Wilhelm, and more.
Cover Story: Hurray for West Hollywood! By Gilda Haas.
Other stories include Errol T. Louis on bank closings causing a new form of redlining in low income neighborhoods; Bettina Cohen on the Emergency Assistance Rehousing Program and recruiting landlords to house the homeless; Doug Turetsky on the work of socially concerned banker Lyndon Comstock; Eleanor J. Bader on vastly wealthy philanthropist Leonard Stern; Lois Harr's book review of "Housing the Homeless" edited by Jon Erickson and Charles Wilhelm, and more.
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Cover Story: Hurray for West Hollywood! By Gilda Haas.
Other stories include Errol T. Louis on bank closings causing a new form of redlining in low income neighborhoods; Bettina Cohen on the Emergency Assistance Rehousing Program and recruiting landlords to house the homeless; Doug Turetsky on the work of socially concerned banker Lyndon Comstock; Eleanor J. Bader on vastly wealthy philanthropist Leonard Stern; Lois Harr's book review of "Housing the Homeless" edited by Jon Erickson and Charles Wilhelm, and more.
Drepturi de autor:
Attribution Non-Commercial (BY-NC)
Formate disponibile
Descărcați ca PDF, TXT sau citiți online pe Scribd
~L~-lS lS~I~ S B L SN\tW03A ~N\1 ?L S S H A R T Z F O R T H E H M D F R A U D AC R O S~ -----=. . . - $2 2 CITY LIMITS Odober 1986 C/q Volume XI Number 8 City Limits is published ten times per year, monthly except double issues in JunelJuly and AugustiSeptember, by the City Limits Community Information Ser- vice, Inc., a nonprofit organization de- voted to disseminating information con- cerning neighborhood revitalization. The publication is sponsored by three organi- zations. The sponsors are: Association for Neighborhood and Hous- ing Development , Inc. , an association of 40 community-based, nonprofit housing development groups, developing and ad- vocating programs for low and moderate income housing and neighborhood stabilization. Pratt Institute Center for Community and Environmental Development, a technical assistance and advocacy office offering professional planning and architectural services to low and moderate income community groups. The Center also analyzes and monitors government pol- icy and performance. Urban Homesteading Assistance Board, a technical assistance organization pro- viding assistance to low income tenant cooperatives i n management and sweat equity rehabilitation. Subscription rates are: for individuals and community groups, $1510ne Year, $251Two Years; for businesses, founda- tions , banks, government agencies and libraries, $3510ne Year, $501Two Years. Low income, unemployed, $910ne Year. City Limits welcomes comments and arti- cle contributions. Please include a stamped, self-addressed envelope for re- turn manuscripts. Material in City Limits does not necessarily reflect the opinion of the sponsoring organizations. Send correspondence to: CITY LIMITS, 424 West 33rd St., New York, NY 10001. Second class postage paid New York, NY 10001 City Limits [ISSN 0199-0330) (212) 239-8440 Editor: Annette Fuentes Associate Editor: Doug Thretsky Contributing Editors: Peter Marcuse, Peggy Moberg, Jill Nelson, Tom Robbins Production: Chi p Cliffe Photographers: Beverly Cheuvront, Bill Goidell Copyright 0 1986. All Rights Reserved. No portion or portions of this journal may be reprinted without the express permis- sion of the publishers. City Limits is indexed in the Alternative Press Index and the Avery Index to Ar- chitectural Periodicals. FROM THE EDITOR What Goes Around, Comes Around One of the major paradoxes of work to change this city for the better, for the majority of those living here, is that it is bound to be fraught with the most extreme negativity and the most sublime positivism, The down side involves the necessary and realistic appraisals of just how bad conditions are, how agonizingly slow the wheels of city bureaucracy turn and how skewed towards "the haves" policies really are, That is the task undertaken in a study done by the Community Training and Resource Center on the exodus of bank offices from city neighborhoods that don't have enough affluent residents. In one of this issue's feature articles, "Branch Closings: The New Redlining," Errol Louis describes the CTRC work, in which he was involved, to document the flight of banks from poor city neighborhoods to richer suburban pastures. With the branch offices go needed banking services and the sense of stability and viability a bank lends to its neighborhood. The results of the study are certainly disturbing: some communities have lost over half of their bank offices in the past decade, While the Community Reinvestment Act offers protection against other bank dis- investment practices-denying loans and mortgages-this type of cor- pinate irresponsibility is more slippery and hard to halt. Besides, most of the damage has already been done, notes the study'S director, Margaret Stix., The up side to work dedicated to a just New York is the hope that springs eternally in people who wage the good fight, The vision of something better, of attainable alternatives and the profound belief that other motives besides profit and greed can direct the course of events. Lyndon Comstock is such a person, in the unlikely guise of a banker, who aims to turn the investment and banking world of maximum profits on its head. A profile of Comstock by Associate Editor Doug Thretsky shows that, while the headlines focus on unscrupulous investment bankers trading insider information, there is a growing number like this Brooklyn resident who are as concerned about the social impact of their investments as the rate of return. Money that goes to support apartheid in South Africa or gentrification in New York, can be better spent, accord- ing to the socially responsible investors, without sacrificing a decent return on their investments. The bank that Comstock seeks to found would be an important source of alternative funding for community revitalization and a model for other such financial institutions in the service of communities. City Limits applauds this enterprise and the vision of an alternative to the redlining and bank flight it represents.D
INSIDE FEATURES Branch Closings: The New Redlining 10 A new twist on an old practice by banks that deprive certain ill-fated neighborhoods of needed financial services. Hurray for West Hollywood 16 California's newest and most controversial little city is a strong hold of community, senior and gay rights activists. DEPARTMENTS From the Editor What Goes Around, Comes Around ....... 2 Neighborhood Newsstand Fraud Across America .................. 4 Letters .................................. 5 Short Term Notes Fair Housing Victory ......... ...... ..... 6 SRO Bill Draws the Lines .... .... ........ 6 City Debtors Still Dealing ............... 7 Neighborhood Notes Bronx ........ .. .. .. . ... .... . 8 Brooklyn ............................. 8 Manhattan ... ...... ...... .. .. ......... 9 Queens ......... ........ ..... .. ...... 9 Building Blocks Exterior Painting . . . . . . . . . . . . . . . . . . . . . . 15 Program Focus Recruiting Landlords to House the Homeless . .. .... . . ........... ..... 22 People Lyndon Comstock Banks on Social Goals .... . .............. .. .. .. 24 Pipeline Leonard Stern and the Homeless ........ 26 Reviews Homeless in America .. ......... .... ... 29 Workshop ............................... 31 Odober 1986 CITY LIMITS 3 RedlininglPage 10 West Hollywood/Page 16 Stern's Shelter/Pa -.. 4 CITY LIMITS Odober 1986 NEIGHBORHOOD NEWSSTAND Fraud Across America BY PAUL SMITH HANDS ACROSS AMERICA, THE Christo-like human chain designed to fight hunger and homelessness stretched from coast to coast May 25 and rromised up to $50 million for relie efforts. The final accounting is now underway and it turns out the massively publicized event will fall far short of its goal. Nearly $30 mil- lion short, in fact, if the current pro- jections from the organizers hold true, perhaps more if they were calcu- lated with the same rose-colored glas- ses as the original estimates. Why? Because the basic idea was somehow flawed? The execution inept? The political line incorrect? No. According to Hands spokes- people, it's because many of you out there made pledges and failed to send them in. Plus there were a bunch of gate crashers who showed up at the last minute without filling out forms and sending in checks first. There was also some mumbling about insur- ance costs. But, hey, not to worry, the event was still a success. Since Ken Kragan, who is Lionel Ritchie's manager as well as USA for Africa and Hands Across America boss, is already threatening another event for 1988, which will also no doubt be successful, let's take a look at what really happened. It turns out (and this will gladden the hearts of cynics everywhere) that the very idea for the event, the holding hands deal, was the brainchild of Burson- Marsteller, one of the largest public relations firms on the planet. Accord- ing to a June 17th article in Adweek, the firm originally had one of their prime clients, AT&T, in mind for the hand-holding deal. A sickeningly soppy sequel to the "reach out and touch someone" schtick, no doubt. Then they took it to Ken Kragen, with the proviso that Coca Cola Co. get right of first refusal. No wonder it looked like a soft drink commerical. But who cares if the entire concept was a hand-me-down gimmick that even AT&T found too tacky and so what if they raised less than half of what they said they would. This pales beside the central blunder of Kragen & company: including President Reagan as number-one hand holder. After that, it is questionable whether any good could come out of an event that so clearly portrayed the home- less and hungry as victims of forces beyond any political control. It would be a mistake to finger one person as responsible for the crisis of homeless- ness and the evaporation of low in- come housing, but if you had to, Ron would be at the top of any informed list. Robert Hayes of the Coalition for the Homeless called Reagan's partici- pation a disgrace; given the results of the effort it might be called a fraud as well. You could say that the $15 million raised is nothing to laugh at. True enough. Some good organizations will get funding for a while. But con- sidering the cause, celebrity support and the size of the promotional budget (Coke alone spent $7 million), it's hard to see how they could have raised less if Colonel Qaddaffi had served as chairman.O providing complete architectural and engineering services to non-profit developers NEW CONSTRUCTION, REHABILITATION AND CONVERSIONS o Building Evaluation and Inspection o Feasibility Studies o Preliminary Design/Scope of Work Studies o Complete Construction Drawings & Specifications o Construction Supervision HUD SECTION 202 SENIOR CITIZENS HOUSING, HOMESTEADING PROJECTS, GROUP HOMES, HPD RFPS, DSS/HHAP RfPS Call John Harris RA. for an evaluation of your project's needs _LETTERS Essential Reading To the Editor: This week I started school ' at Hunter College School of Social Work, in the community organization program. I consider City Limits essen- tial reading, and so am finally sub- scribing instead of borrowing issues as I've always done in the past. I am particularly interested and concerned about the sexual harrass- ment of women by landlords, supers and others who are in a position to make women's search for safe, afford- able housing even more of a monu- mental task than it already is. Keep up the fantastic work. Gretel J. LaVieri Hoboken, NJ Harassment Rampant To the Editor: As a tenant organizer for nine years, I've heard many stories similar to those recounted in your recent ar- ticle on the sexual harassment of women tenants ("Unreasonable Ac- cess: Sexual Harassment Comes Home," June/July 1986). Not only are many women tenants subjected to sexual harassment, but they are also very vulnerable to break-ins, rob- beries and physical/verbal abuse. Almost every time I sit down with a tenant association steering commit- tee, I am told something like, "I need repairs but I'm afraid to let them in my apartment" or "We know it's the landlord's employees doing the break-ins but can't prove it." The fear of harassment is one of the main obstacles to organizing in our neighborhoods. Those women who participate in organizing-efforts de- spite this fear deserve medals for brav- ery. I hope the judges in Housing Court read the article, since the issue of "ac- cess" is constantly raised by both landlords and tenants. Landlord at- torneys are fond of reporting that the repairs were not done because the tenant "refused access." And more and more eviction cases are brought on the basis of refused access. Women tenants in Housing Court are forever bringing up the problems of verbal abuse, disrespect, drunkeness, etc. on the part of managing agents, superin- tendents and repairmen. For the most part the judges will ignore these stories, confirming the tenant's sense of powerlessness. The judges often imply that this issue is not within the jurisdiction of Housing Court. What ever the jurisdiction of the court, judges need to be more aware of this issue and to find better ways of resolving those cases where "ac- cess" is a problem. I am preparing a letter to all the judges and will en- close City Limits in each. The Task Force on Housing Court may follow up by requesting a meeting with them. Brent Sharman Neighborhood Stabilization Program Bronx Not Just Bricks & Mortar To the Editor: Your article ("Bushwick's Second Chance", August/September 1986) very graphically pojnted out that at its best public housing is not just a place to live. It can be an active and positive force in the community. I was ' further reminded of this when I went to the graduation ceremonies of a New York City Housing Authority program which used Hun monies to provide job training for young ten- ants. In the last two years over 200 youths have taken the course. More than half of the graduates have been hired by the Authority . . This is not your usual landlord-tenant relation- ship. Unfortunately, this training prog- ram, like public housing itself, is in danger. Hun has not refunded it. It is especially important at times like these when funding for public hous- ing is in jeopardy and the principle of public housing itself is under at- tack, that the citizenry is made aware of how much public housing has done and can continue to do. Bricks and mortar alone do not make a home. There has to be concern and involvement between management and tenant. The New York City Hous- ing Authority has successfully pro- 5 mated that concern and involvement between itself and its tenants for over fifty years. We all need to work to- gether to ensure that this opportunity for better living can be provided for at least the next fifty years. Joseph Shuldiner General Manager New York City Housing Authority Editor's note: A direct appeal by NYCHA Chairman Emanuel Popolizio to HUD Secretary Samuel Pierce resulted in the refunding of the training program. Spanish at the Taller "If you think language is for people to communi- cate, if you think grammar should help you to understand the language and not alienate you from it, and if, above all, you thi'lk language can be fun, informal and even Irreve- rent . . . then, you must have studied Spanish at the Taller." - Grace Paley, author Classes start the week of October 13th Intensive Classes: Morning Classes ....... ..... . $175 4 mornings a week/4 weeks/32 hours Evening Classes . . . . . . . . . . . . . . $150 2 nights a week/4 weeks/24 hours Once-a-Week Classes: ..... $135 3 hours a week/8 weeks/24 hours all levels: beginner, intermediate, advanced Saturday Classes: Portugese & Spanish/4 mornings . . . $150 Taller Latinoamericano (The Latin American Workshop, Inc.) 19 West 21 Street New York, NY 10010 (212) 255-7155 6 CITY LIMITS Odober 1986 SHORT TERM NOTES FAIR HOUSING VICTORY The spacious apartment buildings lining Eastern Parkway in Crown Heights, Brooklyn, many of which overlook the Brooklyn Museum and Botanic Gardens, have recently become desirable properties as prices escalate in nearby Pork Slope. But to at least one local realtor/manaaging agent, the long-time block and Hispanic residents of the area are on impediment to this resurgence. Sophia Nelson, who has lived at 942 Eastern Parkway since 1969, says her building began to deteriorate when Jacob Winter become managing agent in 1977. "It was a beautiful building when I moved in. But after Winter took over the building went down, down, down," laments Nelson. Winter, who refused to return calls to City Limits is the managing agent of eight other buildings along Eastern Parkway in which a similar pattern emerged. Services and repairs were cut and tenants were repeatedly token to housing court and challenged with evictions. It wasn't long before the tenants began to understand what was going on. Says Thomas Palynice, a 17 -year resident of 796 Eastern Parkway, "He wonted the building to be empty. To put in new people, white people." Some of the buildings become enclaves of white tenants and underwent renovation while the primarily block and Hispanic buildings continued to deteriorate. Says Nelson, "1 asked him, 'Why are you making this building a slum?' He answered, ' I like slums.'" In 1982, the tenants, under the aegis of the Crown Heights Tenants Union, went to Bedford-Stuyvesant Community Legal Services for help.'We hod a situation that I would suspect is not unique to the buildings or the landlords involved," says Legal Services lawyer Philip Genty. The agency brought a discri mination case against Jacob Winter's real estate oUice: He wanted a "very special" type of tenant. Winter arid those listed as discrimination, signed a consent owners of the properties: decree effective this past June. Menachem Deitch, Chassia The decree holds Winter and Pulner, Shlomo Segal and J.c. the four building owners (who Chasop, Inc. Five other buildings lawyers and tenants have owned and managed by the reason to believe are just group in Crown Heights and "fronting" as the title holders) Fort Greene were also included respansible for undertaking a in the suit. program of affirmative renting South Brooklyn Legal to ensure past discrimination is Services senior stoff attorney corrected and that future rentals More Cohan says that initially willbe"colorblind."Winteralso the owners claimed they were agreed to make all repairs doing the best they could since necessary to bring the buildings the buildings were rent up to housing code and to pay regulated and didn't generate cosh awards to the tenants who much money. But lawyers brought the case to court. discovered the spacious Tenants still complain, though, apartments were being that their apartments remain advertised as loft space in the unrepaired and Polynice says 13 Village Voice and deals were of the 15 apartments in his being mode in which the new building are unoccupied. tenants would renovate their Apparently many of the white apartments and Winter would tenants have also left, disatisfied pay for materials. Says Genty, with services in their "He was looking for a very buildings.DD.T. specific type oftenant. One who was white, willing to do repairs and help take the buildings out of rent stabilization." The lawyers sent white and minority applicants to see the apartments and found the white "testers" were always treated more favorably. Armed with this evidence, testimony from block and Hispanic residents and reams of maintenance and violation records from the Deportment of Housing Preservation and Development, the Legal Services attorneys pressed on. After a four year battle, Winter, still denying any SRO BILL DRAWS THE LINES Owners of single-room- occupancy hotels will be able to buy their way out of the moratorium on conversions of such buildings under a new city-sponsored bill before the City Council as City Limits goes to press. Intro 646, which would extend a current 18-month-old prahibition against turning dwindling SRO rental units into co-ops, condos or higher priced rentals, would let owners that want to convert pay $35,000 for each unit into a fund to create replacement housing elsewhere. The majority of SROs are in Manhattan. A section of the Intro would also prohibit warehousing - holding vacant rooms that are rentable- beginning January 1, 1987. An amendment now being introduced by Council Member Hilton Clark would exempt all SROs with 24 or fewer units in the Harlem community from the moratorium. The amendment was formulated at the urging of the Harlem Tax Payers, a 30-year-old homeowners group. Reaction among SRO tenant advocates to the city bill has been overwhelmingly negative. Says Saralee Evans of the West Side SRO Low Project, "There will a lot more homeless people this winter if it is passed. The city is condoning the emptying of buildings with this bill." She questions the ability of the city to produce replacement housing with the buyout funds, which she thinks will be insufficient to cover site acquisition and renovations. "Everyone soys you can't replace the SROs at $35,000 a unit. The implications of the bill are that in rem housing will be used. Well, the city isn't giving away in rem housing now; The ones not being sold are in such bod condition." Robert Trobe, deputy commissioner of Housing Preservation and Development and one of the authors of Intra 646, says the buyout amount was in fact based on the rehabilitation costs of in rem, that is tax foreclosed, buildings. Where the replacement housing was located would be dictated, he says, "simply by cost considerations. Property south of 96th St. would utilize some of the buyout money towards land in a highly marketable area." Fears that the bill would create more homelessness through a wove of conversions of the roughly 60,000 remaining SRO units are luy-out on 34th Str t: OWn.rs of Itot.l, 'ib tit. P.nn Vi.w can buy ,It.ir way out of tit. SilO moratorium. unfounded, claims Trobe, because it would be too expensive. "Most of the buildings will not be converted because of the $35,000 payment. Few will buyout and to the extent they do, this mechanism will be in place to create replacements." But Evans points out that developers of many existing Manhattan SROs could make a bundle on a conversion- buyout or not. "ManySROsare on assemblage lots, on comers. The Palmer and Pennview Hotels, for example, include two porking lots and a garage on the site. The owners plan to build two 64-story buildings. It's incomceivable that they wouldn't make millions." The two SROs are in Midtown, at 34th and Eighth Avenue. Ann Teicher, diredor of the East SRO Law Pro jed, has compiled a list of 12 hotels on such assemblage sites on highly valuable East Side real estate. The Lexington Residence, for example, is located on 31 st St. and Third Ave., a comer site that would lend itself to high rise development of the 103 SRO units. Meanwhile, a last minute addition by Council Member Clark is aimed at assuaging members of Harlem Tax Payers, who believe the moratorium hurts their community. ''The bill impacts on the stability of small building areas; SROs are inclusive of many Harlem brownstones," says Juliet McGuiness Neslon of the Harlem group. "Banks woun't lend to buildings under the moratorium." She says many brownstone owners have found it impossible to get loans to do building improvements and that will make it difficult to revitalize and bring in new people to Harlem. While she could notsay how many tenants would be affeded by an end to a moratorium of conversions, McGuiness Nelson claims, "tenants con stay in place. October 1986 CITY LIMITS 7 Owners cannot in most places live in a building with out tenants. They're expensive to maintain. In Harlem we don't suffer fram homeless people. We suffer from people-less homes."DA.F. CITY DEBTORS STILL DEALING Two years ago the Deportment of Housing Preservation and Development (HPD) conduded a well- publicized effort to coiled outstanding housing code fines fram notorious landlord Jack Ferranti. They even seized his yacht and auctioned it for $14,000. Despite HPDs efforts, Ferranti still owes over $300,000 in fines, according to the most recent update of HPD's judgement debtor list. And Ferranti is not alone. The list reveals over 3,200 entries, many with tens of thousands of dollars in fines. When a landlord has rocked up outstanding housing code violations, HPD will go to Housing Court to get a fine imposed. ':A violation doesn't become a fine until the court imposes a judgement," explains Bruce Kromer, director of HPDs Division of Evaluation and Compliance. H PO then registers the fine with the County Clerk and moves to coiled. But while the city tries to collect, the landlord may still be carrying on business as usual. Ferranti currently owes fines on 18 different buildings under his nome or his corporations, Fer-Ran and Ran-ti. Kromer says . the court imposed judgements are usually entered against the building - rather than the individual landlord or corporation - so that if the owner tries to sell the property he or she "has to come and pay the piper." But Ferranti didn't seem to run into any hurrdles when he sold 525 W. 169th Street this post March. The building, which had as many as 224 code violations, has a $75,440 fine under Ran-Ti and an additional $22,000 judgement under Ferrantis own mane. He sold the building for approximately $210,000, more than doubling his money since buying the building in . December, 1979. Ferranti also sold five other West Harlem buildings in one busy day lost May for over $1 million. While none had judgements, the fod that he does have numerous outstanding fines doesn't seem to impede his freedom to speculate. Blueblood landlord Clinton W. Blume, Jr., who's family has been involved in real estate since the Civil War and is a former vice president of Cushman & Wakefield, has also . sold a building with oustanding judgements. HPD has fines entered of $6,170 and $20,110 on 58 E. 129th Street in Blume's nome. Yet Blume sold the building in June of 1985 to Adonis Morfesis, another notorious landlord with over $94,000 in outstanding judgements. Bruce Hissom, who made the Villiage Voice's 10 worst landlord list this year, played the city on both ends. While having oustanding judgements on six buildings, he gained title to 108-110 W. 111 th Street by paying off the bock taxes. The city has an uphill battle in its attempts to coiled on the court imposed fines. A brief study released four years ago by State Senator Franz leichter's office indicated HPD colleded on about 10 percent of its current fines. Bruce Kramer says HPD has been trying to coiled fram Hissom for over a year. Kramer wouldn't elaborate on HPDs collection methods, fearing h e ~ alert the real estate business to the deportment's operations. But he says HPD will sometimes seize the property, "something we're doing more and more." But of the 272 poges worth of judgements Kramer admits, "A lot of it is uncolledable, quite frankly."DMary Breen and D.T. 8 CITY LIMITS Odober 1986 NEIGHBOR NOTE=S=---------r'JT The Bronx Battling the Machine In the otherwise lazy climate of Bronx politics this past summer, the battle for the Assembly seat from Mor- risania stood out. The contest pitted incumbent Gloria Davis, the choice of indictment-riddled Bronx Democ- ratic machine leader Stanley Fried- man, against Roberto Ramirez of the Progressive Activists for Latino Ad- vancement. Despite the Davis victory in the primary, Ramirez' candidacy reinforced the growing strength of PALA. The Progressive Activists have con- ducted voter registration drives among blacks and Latinos in an effort to promote community control over the selection of political representa- tives. PALA supported Jose Serrano's challenge to machine candidate Stan- ley Simon in last year's borough pres- ident race. PALA has also focused on the hous- ing conditions that affect the poor and disempowered. Following last winter's fire at an illegal homeless shelter that left 60 people with no place to go, Ramirez advocated for their immediate relocation and got the shelter shut down. Ramirez and PALA have also been involved in settl- ing the battle between homeowners who laid out thousands of downpay- ment dollars in a cIty-sponsored de- velopment and the developer who "ran out of money" and refused to complete the houses. PALA defended the rights of the homeowners to take over the houses and forced HPD, Chemical Bank and developer Ab- raham Shnay to sit down and re- negotiate. The Friedman machine tried .. number of tacts to break the Ramirez candidacy, including throwing another Hispanic candidate, Jose Riv- era, into the fray and, of course, chal- lenging the legality of the signatures on nominating petitions. No success for the machine. Ramirez collected over 5,000 signatures (ten times the required amount) and took the cam- paign right back where it came from-the people. Shelter Wars Morrisania was also the site of another battle, this one for the control of homeless shelter rights on 156th Street. This fray pits Ramon S. Velez, $200,000-a-year caretaker of poverty and housing programs under the aegis of the Hunts Point Multi-Ser- vice Program, and Leonard Stern, owner of the Village Voice and Hartz Mountain. Stern has proposed turn- ing the now vacant Prospect Hospital into a shelter run by the Manhattan- based Homes for the Homeless. But local residents complain that 800 units of homeless housing have already been targeted for the area and they don't want more. Velez, through his "frontman" City Councilmember Rafael Colon, has publicly echoed community opposition to the Pros- pect Hospital plan. Velez' opposition, however, may be based more on bus- siness than community concern. The Velez family runs the Ruth Fernandez Family Shelters three blocks away from Prospect Hospital. They plan to double the shelter's capacity, now at 193 families, and there is speculation ' the Velez family wanted the hospital site for its expansion plans.DAngel Garcia Brooklyn Anti-Eviction Project Cut After 86-year old Anna Williams was illegally evicted by her landlord, she got lucky. She found her way to South Brooklyn Legal Services, the home of the Brooklyn Anti-Illegal Eviction Project. Williams was living in Fort Greene, one of the project's target areas. Project staff attorney, Sheryl Karp, took Williams' case to court. After the hearing, Judge Margaret Cammer wrote, "Just as the '80s has brought us new cuisine, new music, it has brought the new eviction." She labeled the new techniques for ac- quiring vacancies as "thuggery" and went on to order the landlord to give Anna Williams back her home. Anna Williams is just one of the hundreds of people in the area who have turned to the Anti-Illegal Evic- tion Project for help since its incep- tion in February of this year. "We have satisfied all of our statistical commit- ments for the entire year in the first . six months of the project, " says Roger Maldonado, director of South Brook- lyn Legal Services' housing unit. The Anti-Illegal Eviction Project was established on a grant from then- City Council President Carol Bel- lamy. The Department of Housing Pre- servation and Development chose two sites to house the project: a Bronx Legal Aide office and Brooklyn Legal Service Corporation B, South Brook- lyn. The Brooklyn project is designed to combat illegal eviction and harass- ment in Fort Greene and surrounding areas. There was optimism when the grant was awarded that the project would be expanded to more com- munities if it proved successful in the first year. Though there is no question that it has been a huge success, it will not be expanded in 1987. In fact , it may expire all together in February. No funds have been committed to keep the Anti-Illegal Eviction Project going after that. The problem started when Mayor Koch turned down HPD's request for $500,000 to expand the project next year. Koch suggested the applicants go back to the original source of the grant. Bellamy, of course, is no longer in city government. Her successor, Andrew Stein, though supportive of the project, failed to put any money in his budget for it. Bronx Borough President Stanley Simon interceded on behalf of the Bronx project, secur- ing their funding for ~ n o t h e r year. But Brooklyn Borough President Howard Golden declined to play the same role for SQut}{ Brooklyn's project. City Councilman Abe Gerges took the proposal to the City Council but failed to get it funded. ''In none of our discussions (with pot ential funding sources) was the project's merit ever an issue," says a frustrated Maldonado. He remains hopeful that somehow money will come through. Without it tenants like Anna Williams may just find them- selves out in the cold.O David J. Dower Manhattan Development Fever Perhaps no other neighborhood in the city has been as saturated with plans for mega-development projects as Clinton- the place where every- thing old becomes new again. Still reeling from the recently approved Zeckendorf plan that calls for office and luxury condo towers on the old Madison Square Garden site, the com- munity is now gearing up for the proposed development on the old Coliseum site. The poorly designed and now obsolete Coliseum, which was built on an urban renewal site originally earmarked for low and moderate income housing, has been replaced by the new Convention Center. Major real-estate developers fell all over each other in the high-priced bidding war to buy the Coliseum site from the city. Morton Zuckerman's Boston Properties won the auction rights, with nary a word said about the housing originally promised for the site. Peter Schleissner, a member of Community Board 4 and the Clinton Coalition of Concern, characterizes the Boston Properties proposal as a "huge, ugly project, the size of two Port Authorities side-by-side, con- taining luxury hotels, an atrium, a shopping mall and some 20 movie houses. " But Schleissner says the community has learned some lessons since its negotiations on the Zecken- dorf project. The developer got al- most everything he wanted from the city while the initial memorandum of intent negotiated with community leaders was ultimately forgotten. The Coliseum project has just begun to enter the Uniform Land Use Review Process and will be reviewed by Community Boards 5 and 7, whose boundaries converge at the site. The effects of this project, accordi.ng to Schleissner, can only mean the area will continue to be "real-estate specu- lated to death. " October 1986 CITY LIMITS 9 And coming down the pipeline are Gulf & Western's plans to replace the current Madison Square Garden with an office tower and build a new Gar- den near the Convention Center. War on Warehousing Real-estate speculation has also in- tensified the warehousing of empty apartments and buildings in Clinton and other communities. The Clinton Coalition of Concern recently or- g a n i ~ e d an anti-warehousing coali- tion to lobby for state legislation. As- semblyman Richard Gottfried will re- introduce a bill he sponsored in the last session of the Assembly. The Gottfried bill seeks to limit the number of apartments held vacant in a building to 5 percent of all units and includes penalities if "good faith" efforts to rent are not made. The bill would allow tenants, community groups, HPD or DHCR to begin pro- ceedings for the appointment of a 7a administrator if too many apartments are empty-including vacant build- ings. The Anti-Warehousing Coalition says city data indicates that the vac- ancy rate in Clinton is approximately 9.5 percent. But residents familiar with local housing dynamics believe the figure may be as high as 14 per- cent. OMary Breen Queens St. Albans 'Thnants On Strike On Monday, August 25, members of the St. Albans Garden Apartment Tenant Association voted at the group's general meeting to go on a rent strike. Association president Cornell Leach opened the meeting, to which many community leaders had been invited, proclaiming, "People have suffered too long and this is the end of it." Residents Colleen Simmons and Collins Bentham read a long list of building problems and manage- ment issues, all too familiar to New York City tenants. It started with heat and hot water problems that persist despite a new boiler bought in 1983 for which tenants now pay Major Cap- ital Improvements rent increases, and went on to name painting, playground area repairs, laundry rooms, garbage removal, grounds upkeep and the need for a licensed superintendent on the premises. The garden aprutments comprise an 80-unit complex located OR 169th and 170th Streets between Foch Boulevard and 116th Avenue. The John B. Swift Management Company is responsible for managing the build- ings. Speakers at the general meeting in- cluded local politicians and candi- dates and three tenant leaders from other communities to help inspire and support the St. Albans tenants. Bernice Segal of the Glen Oaks Tenant Association spoke of the need for unity and perseverance in the fight to maintain decent affordable hous- ing in the wake of garden apartment conversions. She warned that the cur- rent conditions at the St. Albans com- plex could be foreshadowing future harassment designed to vacate the buildings. Jean Jones-Williams, pres- ident of the 166th Street Block Associ- ation, spoke on the need to organize and encouraged the association in their decision to strike. She also warned tenants to look into over- charges and security deposit prob- lems. Catherine Hardison, a Jamaica tenant, gave a rousing call to arms, urging the St. Albans tenants, "Never give up!" Creative Harassment A short tale of landlord insanity: Tenants have been illegally locked out, but illegally locked in? That's what happened to Mr. Giddons at 105-22 Merrick Boulevard when his landlord, Hillard L. Grays retaliated against Giddons' action against him in Housing Court. Although Giddons, fed up with lack of services, agreed to move by the end of July, his land- lord took the battle one step further. On June 4, he removed Giddons stove and on two occasions locked an entr- ance gate that had to be opened by a key from the inside. Police had to be called to let tenants out of the buid- ing. What next?OIrma Rodriguez 10 CITY LIMITS Odober 1986 FEATURE Branch Closings: The New Redlining BY ERROL T. LOUIS F ather John Kennington had good cause to be worried when Man- ufacturers Hanover '!rust closed its branch on Avenue B and Third Street. For years, Kennington's church, the Most Holy Redeemer, sent a secretary around the corner to deposit money from various parish functions, like Sunday collection and Thesday night Bingo. But when the branch closed in May, 1984, getting to a bank meant sending the church's modest proceeds a long way through a tough neighborhood. "The secretary is a big lady," Ken- nington jokes. "She would scare them away." More seriously, he adds, the nearest other bank branch was about 15 blocks away. "You're going to go all the way to Delancy and Essex Streets," he says. "That's dangerous." And Kennington noticed that mem- bers of the church, as well as other Lower Eastsiders - mostly people of low and moderate income - had similar problems after Manufacturers Hanover left. "If you live in the pro- jects, you really have a long hike" to find a bank, he says. "The older people that were using the bank- they don't talk about it, but they had to start squirreling money in their apartments," he says. Such problems are not confined to the Lower East Side. According to a study recently published by the Com- munity Training and Resource Center (CTRC), banks and savings and loans that operate within New York City shut down 130 branches between 1977 and 1984. The study, which began in 1985, was funded by the Fund for the City of New York, New York Community '!rust, the city's De- partment of Housing Preservation and Development, Office of Economic Development and Man- ufacturers Hanover '!rust. CTRC took up the subject at the request of com- munity gro.ups around the city that B ank closings are wreaking havoc in New York's low income neighborhoods as a new, insidious form of redlining that is tak- 'ing bank services from the poor and heap- ing them on the rich. were complaining about branch clos- ings. At the time, no one - not even the government agencies charged with overseeing bank behavior- could say how many branches had been closed or how these closings af- fected a community. CTRC found that Chase Manhattan had the most closings, 39, between 1977 and 1984. Manufacturers Hanover '!rust shut down 25 offices in those same years. These two banks, together with Citibank (22 closings) and Bankers '!rust (19), account for more than three-quarters of the clos- ings recorded by CTRC. "The main issue is that many, many communities have been left totally be- reft of services, or on the verge of los- ing them," says Margaret Stix, a former director of CTRC who en- gineered the study. "In a couple of communities - East New York in par- ticular - people have to travel a couple of miles to the nearest branch as a result of the closing of branches. " All told New York City lost about 6.5 percent of its commercial branches between 1977 and 1984- while the suburban counties of Nas- sau, Suffolk, Westchester, Rockland, Bergen and Putnam saw the number of branches increase by 8 percent. After this wave of closings, the city now averages one bank branch for every 6,435 people. In the suburbs that ratio of b ~ s to people is nearly three times better: one branch for every 2,421 people. "The Bronx has lost 14 percent of its total commercial branches" notes Stix. "There are community boards that have lost more than half their banks." The study found a correlation be- tween banking services and the racial and economic characteristics of the areas examined. Median household income in New York, where the branches closed, is $13,855, while the median income in the suburbs is $23,853. While New York is 49 per- cent black, Asian and Latino, the sub- urbs are only on the average 10 per- cent non-white. If you are wealthy, white, and live in the suburbs, the findings suggest, access to banking services isn't a problem. If you are poor, minority and living in the city, getting a check cashed or a loan ap- proved is harder than it used to be. In other words, redlining is alive and well - and speeding the decline of low and moderate income neigh- borhoods of New York. New 1\vist to an Old Practice "Redlining" is the name given to discriminatory bank lending prac- tices - typically, the refusal to ex- tend loans to people in low income areas. The term first became widely known in the 1970s when community activists revealed that urban bankers October 1986 CITY LIMITS 11 Another .huHered bonk bronch: O"'y two ba"k bra"eI,e. serve a long stretch of Brookly,,'. Fihh Ave"ue. all across the country were in the habit of drawing lines on city maps, circling blighted areas. Neighbor- hoods that fell on the wrong side of the boundary - too poor, perhaps, or too black and Latino - were con- demned to financial neglect. Mortgage loans and other bank ser- vices were virtually impossible to come by, starving residents in the marked-off areas of badly-needed cre- dit. Redlining was explicitly outlawed by Congress with the Community Reinvestment Act (CRA) of 1977. The law states that banks have an affirma- tive duty to reinvest funds in the neighborhoods in which they oper- ate. All state and federally chartered institutions are given CRA ratings, in which a regulatory agency examines 12 different factors, including rein- vestment patterns and "the bank's re- cord of opening and closing offices and providing services at offices." The old redlining was a matter of refusing loans to people who needed them. With today's redlining, the branch simply shuts - there isn't even a place to go to ask about a loan. When a bank shuts down a branch, say, in midtown Manhattan, there is relatively little impact on the neigh- borhood, since there are many more banks available to pick up the slack. But when a branch is closed in a de- pressed or borderline outer borough area, the departure can be devastat- ing. In 1984, a state senate task force on branch closings heard testimony about elderly Brooklyn residents who lost places to cash their Social Security checks when the banks pulled out. News stories have de- tailed the long, often dangerous treks the elderly must make when local branches disappear. "We're seeing a lot of bank branch closings here in the South Bronx," says Getz Obstfeld, executive director of the Banana Kelly Community Im- provement Association. "It's just another expression of how they're cutting back services that people here need most." Without a branch, small merchants have a harder time performing routine functions like getting change or making nightly deposits. The local business strip is also denied the economic "magnet" effect of a bank, which draws residents when they are ready to go shopping. There are also psychological effects of a closing. "It sends a signal to the community that it's going downhill," says Rev. Arthur Bolden, a consultant to the Church-Utica Merchant's As- sociation in the Rugby section of Brooklyn. Bolden, who last year fought unsuccessfully to stop Repub- lic National Bank from closing a branch near the intersection of Church and Utica Avenues, says the bank building now houses a store that carries inexpensive household uten- sils - "just selling junk, really," he !E says. ~ ... o 5
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Redistributing the Wealth The closings are actually a redis- tribution of bank resources. While closing 39 branches between 1977 and 1984, for instance, Chase also opened 21 branches. What concerns community groups, however, is that the tendency is to open doors in weal- thy suburban neighborhoods while closing them in poor areas, most of which desperately need bank ser- vices. Banks insist the branch closings are a necessity, a claim requiring a bit of background on how the financial sys- tem works. Some institutions, like Citibank and Chase Manhattan, are chartered. by the federal government, which oversees their operations; others, like Manufacturers Hanover and Chemical, are chartered and gov- erned by New York State. Between 1980 and 1984, both types of banks persuaded Congress and the state legislature to change existing laws so that banks could raise the amount of interest they pay custom- ers. The banks sought the right to pay more in order to compete with other financial institutions, the so-called "non-bank banks" like Sears Roebuck, which for the first time 'began offering checkwriting, money- market accounts and other attractive . . . 12 CITY LIMITS October 1986 bank-like services - all the result of deregulation, a general relaxing of business restraints that has been spearheaded by the Reagan Adminis- tration. As competition heated up in the early 1980s, "a lot of institutions be- came aware that these brick and mor- tar branches were costing them money," says Richard Riley, a spokes- man for the State Banking Depart- ment, a watchdog over state-char- tered banks. "We can't ask the institu- tions to keep throwing good money after bad," he says. "What spurred most of (the clos- ings) would come under the heading of deregulation," agrees Michael O'Neill, a vice president at Manufac- turers Hanover, noting that banks under deregulation began paying higher interest rates on certain de- posits - in some cases, going from 5-1/4 percent up to 10 percent.
z 2 > :;) w :a:: v >0- w ... ..
The closer attention banks have been giving their bottom lines forced them to re-examine their entire struc- tures. Branches that aren't seen as profitable enough by bank executives are being shut down; in fact, in 1983, banks closed more branches in New
Margaret Stix. former CTRC director: "Tlte main iuue is tltat many, many communities Itave been 'eft totally bereft of services." The Banana Kelly Study Bank AmoontDeposited in Amount lent back in same :y. bank's South Bronx areas as mortgages for 1-6 , hranches in 1984 family dwellings in 1984 Manufocturers $98.5 million $5.000 (one loan) Honoverlhnt "ChaM MaDhaUOn .$fi4.2miWon $0 Citibonk $76.4 millioD $2.8 mil/ion (810ans) Chemical Ba.nk $0 Banco Popular de Puerto Rico '::/ $30.4mlllion $0 Banco De Ponce
SiUmUJjon $49,000 (one loan) *Banco Central $$.8 million $0 de New York *DolJarSavinp $lZ0.i million $0 "Marine Midland $tZmiUion $0 * North'ide Savings $l1.5milllon $0 Bnsign Bank It2.3 million SO New York Notional $38.4miUlon $0 .0 ..... n alteri.k mellns du;: bank approved no mort8a811s fall to 6 family structure. in the South Bronx itt 1982. J983 or 1984. The South Bronx was defined for the stuny as the borough's Community Boord. J.2 011 ... d 3 .. Wl!iJe the OQ.nh almast certainlt ma.de Born. e auto loons and personal loans. mottso,. dil4t I, Iy foeUI infotmolion that by low be made pUblic; it Is considered 0 sl8fJlficonl iAdero In on urt61 ar!l(l. York City than they opened, "for the first time in recent memory," accord- ing to one Federal Reserve official. As a rule, banks don't release data on the cost of running any single branch, so it isn't clear to outsiders whether a closed branch was truly losing money, or merely failing to turn the kind of profits the bank wanted. Also, a bank's profitability partly depends on the way records are kept: if a bank approves all loans from a central office in Manhattan, for instance, the branch in, say, Bed- ford-Stuyvesant, where the loan was first requested, may not be credited with bringing fn the resulting profit. Capital Exodus But the true scandal of this new redlining is that banks often aren't even returning to the community a minimal share of what gets deposited in the local branches, a fact de- monstrated in a 1985 study con- ducted by Banana Kelly. The report found that deposits in 13 different banks serving the South Bronx totaled $1.5 billion between 1982 and 1984 - a 15 percent in- crease during those years. At the same time, however, half of the banks refused to approve even a single mortgage for would-be small hom.e- owners (see sidebar). A pattern emerges of banks siphoning off mil- lions out of the South Bronx. "They're not aggressively seeking to make the kinds of loans we need, " says Banana Kelly director Obstfeld. "They want to make downtown office buildings and Latin America loans." Money for home improvements is scarce; Obstfeld says South Bronx homeowners are encouraged by the banks to take out personal loans, auto loans, vacation loans - anything but money to repair housing. The Banana Kelly study was part of an ongoing battle waged by a hand- ful of concerned activists, one that has heated up again in 1986 with the release of the CTRC findings. So far, the banks have been winning handily, closing dozens of branches in every borough of the city in the last few years with only occasional interfer- ence from regulators, politicians and affected residents. One interesting exception was the Lower East Side. At first, a group of '-' -activist.s, led by Catholic priest John Kennington, fought unsuccessfully to halt the closing of a Manufacturers Hanover Trust branch on the north- east corner of Avenue B and Third Street. Pleading with Manufacturers not to shut .down the only bank of any sort within 100 square blocks didn't work; in May, 1984, the com- munity was left with no banking facilities, and one more boarded-up storefront on the block. The fight turned bitter, with Lower Eastsiders staging demonstrations outside Manufacturers' midtown headquarters. Finally, in 1985 -after protests led to negotiations with the bank - the area's Joint Planning Council and other neighborhood groups got Manufacturers Hanover to give them the Avenue B site, which has been renovated and converted into a "people's bank," a community- owned and operated credit union (see City Limits, Dec. 1985). The vast majority of loans by the Lower East Side People's Federal Cre- dit Union will be made to neighbor- hood residents. As local organizer Val Orselli pointed out at the credit union's charter meeting, that's the Odober 1986 CITY LIMITS 13 When a bank branch closes, it has a psychological effect too; it sends out a signal to the community that it is going down hill. biggest advantage of community- owned financial institutions over the big banks. "The money doesn' t go to South Africa, and it doesn't go to Scarsdale," he said. "It stays right here with us." In theory, there are a number of reg- ulatory institutions - most notably, the Comptroller of the Currency, the Federal Reserve, the State Banking Department and the Federal Deposit Insurance Corporation - that are charged with preventing banks from redlining under the Community Rein- vestment Act. But the Community Training and Resource Center found that regulators have consistently downplayed or ignored bank clos- ings. When the State Banking Depart- ment last fall published ratings of the community reinvestment activity of all state-chartered banks that narrow focus was evident. On a scale of 1 to 5, with 1 being the best, virtually all state banks got ratings of 2 - even though some of the same institutions had closed branches throughout poor neighborhoods. Banking on Credit Unions In light of such behavior, those con- cerned about the exodus of dollars and the closing of branches in their neighborhoods are realizing they will have to develop their own alterna- GUARDIAN-Activist Tool "While sitting and waiting for hours in housing court, what better paper to read than the GUARDIAN. It helps put tenant organizing in its fullest perspective. Ted Finklestein Queens League of United Tenants ----------------------- Try four weeks of the Guardian, an independent radical newsweekly. FREE (US only) Name ____________________________________ __ Address __________________________ ---------- City/State/Zip ______________ _ The Guardian, 33 West 17th St., New York, N. Y. 10011 14 CITY LIMITS Odober 1986 Some Community Boards in the city have lost over half of their bank branch offices. tives to banks. "A major resurgence of anti-redlining activity is really in the works," says Clifford Rosenthal, executive director of the National Federation of Community Develop- ment Credit Unions. ''A lot of con- structive alternative-building has been taking place." Community development credit unions (CDCUs) seem to be the lead- ing long-term alternative. A credit union is staffed by local volunteers and run by elected officers (each cre- dit union depositor gets one vote). Personal loans as small as $50 are not unheard of, since lending policies are set by the elected directors and, most importantly, money deposited is rein- vested in the community. "Credit unions potentially have a tremendous appeal" in communities mistreated by big banks, says Rosent- hal. "They strike a really responsive chord." The Northwest Bronx Com- munity and Clergy Coalition likes the idea and has already gathered hun- dreds of written pledges from resi- dents who have agreed to deposit money in a credit union. In Cambria Heights, Queens, Storm Russell, a student working on a mas- ter's in city planning at Columbia University, has held half a dozen meetings on the possibility of starting a credit union. Russell has already designed a survey that will be ad- ministered to determine whether a neighborhood-owned financial center can sustain itself in the area. Father John Kennington (left) at prayer vigil: He tried to prevent do.ing of the only banlc wit"in 100 square bloch on tIl. Lower East Side ... The Manhattan-based Foundation for the Community of Artists recently got hundreds of favorable responses from its members when it floated the idea of setting up a credit union. (Like other poor people, independent art- ists are often considered bad credit risks by the banks.) Other anti-redlining activity raises the possibility that the problem of branch closings will soon be on the agenda of national efforts to get banks to respond to the needs of neighbor- hoods. Last July, members of the As- sociation of Community Organiza- tions for Reform Now (ACORN) took time out from their national conven- tion in Washington, D.C., to occupy the headquarters of the American Bankers Association - part of a nationwide campaign to force banks to stop charging high fees to de- positors, many of whom cannot meet the $500 and $1,000 minimum de- posits that banks increasingly de- mand. This call for basic banking services has been taken up by the Brooklyn chapter of ACORN in its battle against Banco de Ponce, which recently ac- quired a branch of the East New York Savings Bank in Brownsville. Accord- ing to ACORN, what was formerly a bank where depositors could open an account for $50 has become a place where it costs 40 cents per check, plus a $1.50 maintenance charge, if the account has less than $200 in it. Brooklyn ACORN is issuing a for- mal CRA challenge to Banco de Ponce, which prevents the bank from opening any new branches until its record of community service is re- viewed. As the general topic of bank policies toward low and moderate in- come people is brought into the spot- light, discussion of branch closings may follow. "The onus is on the community to pressure the regulators into taking ac- tion," notes Stix. "Unless the commu- nity is active, regulators really have no impetus. Their attitude seems to be, 'If nobody cares about the issue, then why should we?'" But for now, branch closings are an accomplished fact. "I think it has . peaked," says the Banking Depart- ment's Riley. "The bulk of closings that are going to take place have taken place." Rosenthal and other commu- nity activists agree. "There may be another round of closings, but the damage has really been done," says CTRC's Stix. "So many communities are so devastated that it would prob- ably make little difference." At the same time, some see the banks' behavior as an ironic godsend, a neglect that forces communities to set up their own institutions as re- placements. ''A credit union serves more purposes than the financial," says Russell. "It's a matter of organiz- ing the community and raising their consciousness and exercising some control. "0 Errol T. Louis is a graduate student at Yale University and co-author of the CTRC report on bank-branch clos- ings. October 1986 CITY LIMITS 15 BUILDING BLOCKS Exterior Paints MAINTENANCE FREE EXTERIOR painted surfaces require considerable attention to the surface to be painted, preparation, skill and method of ap- plication and type and quality of the paint. Local climate and weather con- ditions will also affect durability of paint. If all factors are given proper attention, a paint job can last ten years. Most paint manufacturers formu- late their paint products specifically for climate conditions in different re- gions of the country. In the northeast, flexible paint films are designed to stretch and breathe to conform to the expansion and contraction caused by extreme seasonal temperatures. Cli- mate conditions have gradually changed in the northeast to colder winters and hotter summers. Easy to care for painted surfaces should be freed of problem areas to prevent paint failure. Inspect the building'S exterior before starting sur- face preparation for application of new paint. Check the paint surface for peeling, blistering, cross-grain cracking, excessive chalking, wrinkl- ing and mildew. Common Problems Blistering occurs if the paint film has lost its bond with the wood in- terior, usually because of moisture. In time the. blister will crack and peel. The moisture could be coming from kitchens, bathrooms and laundry areas where an interior moisture bar- rier does not exist. Correct before painting. The moisture could also be from faulty gutters or flashing, cracks in the siding or loose caulking. Another kind of blister is formed be- tween layers of paint and is usually the result of applying paint to a very hot surface in hot sunlight. Wrinkling - ridges and furrows- is the result of too thick an applica- tion or paint applied to a cold surface. Uneven drying from the outside in causes the film to wrinkle. Latex type paint should not be applied when it is below 50 F and alkyd type below 40 F. Cross-grain cracking is an indi- cation of too many layers of paint. Removal of the old coatings is usually the only solution. Cracking and craz- ing with curling of the paint edges can be caused by moisture, an uneven paint application, the use of inferior coatings or improper mixing. Chalk- ing and streaking are common prob- lems. Some paints are formulated to chalk and to be "self-cleaning." Chalking, however, can be caused by poor quality paint, badly weathered or dirty surfaces or by inadequate priming of the surface. To prevent streaking onto masonry walls it is best not to use paints that will chalk above the masonry wall. Peeling on masonry surfaces is usu- ally caused by moisture. Efflores- cence is the result of chemical reac- tion of water, which leaches the salts from the mortar and deposits them on the surface as the moisture evapo- rates. These salts should be removed for good paint adhesion. Mildew thrives on moisture and warm tem- peratures. It appears as dark, un- sightly spots. Mildew can grow on any type of surface if the conditions are right. Mildew will damage painted surfaces and should be re- moved as soon as possible by using a solution of one quart of household bleach, two-thirds cup of powdered general cleaning detergent and one- half cup of borax (optional) mixed with three quarts of warm water. Scrub the solution on with mop or brush, then rinse with clean water. Almost any exterior surface gets dirty from ordinary dust and grime. Also salt from the ocean air forms on surfaces for up to 25 miles inland. One or more wash-downs a year with a hose will clean the paint surface and retard deterioration. Surfaces under roof overhangs and porches not reached by the rain should receive special attention. Paint Stripping Paint should be removed only if ab- solutely necessary. The stripping pro- cess is slow, laborious and usually expensive. If the paint has excessive peeling, cracking or alligatoring, or if there is no longer a good base for the new paint, then consider its removal. The safest mechanical removal is flameless heat. Use an electric heat plate for flat surfaces and the heat gun for intricate surfaces. Chemical removers can also be used. They are expensive and can be harmful to the user as well as the environment. 1\vo common categories of chemical re- movers are alkaline and methylene chloride. Brick masonry should probably not be stripped as the bricks may be soft and porous and need the paint for protection. Also the paint may be cov- ering patches or unmatched brick. Never sandblast brick. Use chemical removers if necessary. Masonry silicone sealers are generally undesir- able under a paint film. Select exterior coatings for their durability and low maintenance. Use sealers, primers and top coats that are compatible. A second finish coat can almost double the life of a paint job. Consider the newer pigmented wood stains for new and stripped wood since they soak into the wood and won't peel or blister. Select the best paint that can be afforded as price usually reflects quality. Latex and oil! alkyd base paints are the most com- mon types of paint. They are of almost equal durability and quality. Latex has some advantages: It is breathable, easy to clean-up, workable in slightly damp weather and on damp surfaces and fast drying. In most cases alkyd paint should be used over surfaces previously painted with alkyd. They are non-breathable but washable and durable. Select a finish of either semi- gloss or high-gloss paint to repel dirt and to ease cleaning. Application of the paint can be by brush, roller or spray. The best adhe- sion and uniform coverage is achieved with the brush. A clean, dur- able exterior finish provides protec- tion for the real estate investment and pride for the tenants and owners.D For a fact sheet on selecting exterior paints send a self-addressed, stamped envelope to HANDNAN, 280 Broadway, Room 701, New York, NY 10007. Mention CITY LIMITS Au- gust/September 1986. e COOPERATIVE EXTENSION CORNELL UNIVERSITY 16 CITY LIMITS October 1986 FEATURE HllITayfor West Hollywood! BY GILDA HAAS situation. Council member Alan Vit- erbi, a 22-year-old Orthodox Jew, B right TV lights flash on as Mayor adds that heterosexual couples who Valerie Terrigno, an avowed les- have eschewed traditional marriage hian, calls to order a meeting in favor of alternative relationships of the West Hollywood City Council could also benefit from "domestic on February 7, 1986 in the makeshift partner" status. With the votes of Council Chambers of West Hol- Councilmembers John Heilman and lywood Park auditorium. Item #1 on Stephan Schulte, both gay me!)., the W hat happens when gay rights activists, senior citizens, rent . control advocates and grassroots organiz- ers join forces in the middle of Los Angeles? Behold West Hollywood, the two-year-old city built on civil rights, planning for people and Jeffersonian democracy. the agenda proposes that "domestic partnership" -an exclusive relation- ship between unmarried persons who are bound by a mutual concern for each other's welfare - will have a legally recognized status in the City. Gay and lesbian men and women de- scribe painful experiences in their public testimony, such as being re- fused the right to visit a lover in the hospital, simply because their re- lationships cannot be described within the confines of the traditional family structure. Seventy-three-year-old Council- member Helen Albert says growing numbers of older people who have.., teamed up in the City's apartmeIj"S to share social security checks,livirig quarters, and lives are in a similar ordinance passes unanimously to thunderous applause. Item #2 consists of reports from various ad hoc citizens committees that were created to help the Council out as they started to build a city gov- ernment without benefit of staff, facilities or predecessors to give them advice. After hearing a report from the Committee on Comparable Worth, the Council votes to hire a consultant to help develop salary scales to better reflect the actual value of work- especially work traditionally per- formed by women - than many other municipal personnel systems do. As the TV crews pack up and leave, the Council works on the nuts and bolts of starting a city. They vote to apply for a city franchise with the gas com- pany and discuss a strategy for impro- ving the appearance of the dilapi- dated median strip which extends the entire length of the city's main drag, Santa Monica Boulevard. Item #7 is an ordinance that would forbid gay bars and nightclubs in the city from requiring as many as three picture I.D.'s at the door-a practice commonly used to deny women and minorities entrance to certain esta- blishments. The Council had passed an ordinance forbidding discrimina- tion against homosexuals almost im- mediately after taking office, and this ordinance signaled that the new city would neither tolerate discrimina- tion by gays nor against gays. Councilmembers Hei lman and Albert : Overnight reside nts won rights people can't get in any other city. Held over to the end of the agenda, Item #4 generates one of many dis- cussions the Council will have that year about the city's hottest issue- rent control. It was rent control that was foremost on the minds of those who worked to wrest West Hol- lywood's independence from the vast County of Los Angeles, and foremost on the minds of those who opposed the formation of West Hollywood. To understand how a city dedicated to civil rights for all people could be born at the height of the Reagan ad- ministration, you have to look back October 1986 CITY LIMITS 17 at the beginning, at the seven-year fight for rent control in West Hol- lywood, and the role played by the Coalition for Economic Survival (CES). Once characterized as rabble- rousing troublemakers by the L. A. County Board of Supervisors, . those community activists are. considered by many today as the power brokers behind L.A. County's newest and most controversial city. Birth of a Movement CES began its work to bring poor and working class Los Angeles com- munities together around eCJnomic issues in 1973. Deeply grounded in the principle that racial unity is es- sential to the fight for economic jus- tice, its organizers tried to overcome the geographic segregation of Los Angeles by building separate chap- ters in different communities and then bringing them together as a polit- ical force. With minimal resources and an am- bitious agenda, CES cut its teeth on successful campaigns to combat milk and utility price hikes until the mid 1970's when the organization was consumed by the fight for tenants' rights. Rent control was taken up by CES, "only because people screamed for it," says former CES organizer, Kimberly Kyle. An unprecedented real estate boom in L.A. was a bust for tenants, who were hit with re- peated and substantial rent increases and faced two options - payor move. ' ~ s I was canvassing neighborhoods, people were handing me $20, just be- cause I said that I worked for an or- ganization that was trying to do some- thing about this," says Kyle. And CES was doing something about it. In 1976 and 1977 organizers set up a tenant hot line and trained volunteer counselors and tenant or- ganizers. They formed hundreds of tenant unions in the city, and CES members did the rounds in City Hall, lobbying Councilmembers to intro- duce a rent control law. But "rent con- trol was still not talked about as a really acceptable alternative. It was still considered a pretty radical no- tion," says Kyle. Then in 1978, Propositi'on 13-the statewide property tax relief ballot in- itiative-won by two to one. Al- though proponents of the measure had actively courted tenant support by claiming that "lower property taxes mean lower rents," not only did most landlords fail to pass on their Prop 13 windfall tax savings to their tenants, but the trend for substantial rent increases continued unabated. Organizers capitalized on tenant fury to galvanize the rent control move- ment, and the Los Angeles City Coun- cil was finally forced to respond. Fol- lowing a six-month rent freeze, the Council adopted a rent control law in May of 1979. . By Popular Demand But the victory in the City of Los Angeles only sharpened awareness of the problems in West Hollywood, an unincorporated portion of the County where renters still had no pro- tection. Unlike most of the other 76 unincorporated County areas which tend to be located in L.A. 's sprawling suburbs, West Hollywood's 1.9 square miles is smack in the center of urban Los Angeles, and densely packed with 35,000 people-85 percent of whom are renters. CES phones were "ringing off the hook" with calls from terrified West Hollywood seniors-28 percent of the population-whose repeated rent increases began to exceed the means of meager pensions and Social Security checks. A small West Hol- lywood CES chapter, mostly com- prised of seniors, took up the call for tenants' rights, and quickly learned that West Hollywood residents had virtually no political representation. With a population of 7.5 million and a $4 billion plus budget, the County Board of Supervisors has only five members. While most County resi- dents have another forum for political representation in one of the 83 munic- ipal governments within the County, West Hollywood and other unincor- porated area residents are entirely under the jurisdiction of the Super- visors-puny constituencies in dis- tricts which contain 1.6 million people. In 1979, CES's strategy to win rent control was to muster enough pre- sence in the Board of Supervisors meetings to pressure liberal Super- visor Ed Edelman, whose district in- cluded West Hollywood, into intro- ducing a law for a vote. Aided by CES organizers, West Hollywood seniors 18 CITY LIMITS Odober 1986 decided to reach out to the commu- nity by holding a rally on rent control. They were startled by the response. A thousand people showed up. "The City was stunned!" says Kyle. "There had never been a rally in Los Angeles with a thousand people on an issue like that." Boosted by their success and national press coverage, the seniors picked up the momentum and leafleted the community every weekend to get tenants to corne down to the Board of Supervisors. As the pressure increased, Edelman finally caved in and introduced a rent con- trol law. But the Supervisors kept postponing the vote. "These seniors would go down there on the bus, every single Thesday, and they would be told that they weren't going to take the vote that day," tells Kyle. Finally, the seniors decided they weren't going to take it any more-if the Supervisors were not going to vote on rent control, then they were not going to vote on any- thing else, either. Chanting, "We won't move! We want rent control!" Coolition for Economic Survival leader Larry Groll: Kicking off the cityhood campaign in Plummer Park. the seniors ignored pleas and de- mands to be quiet and took over the Board room. "So then finally the Board of Supervisors had to ad- journ," says Kyle. "They couldn't be- lieve that all these old people were keeping them from doing their busi- ness." Realizing that a growing consti- tuency supported rent control, Edle- man conceeded to the pressure for a vote the following week. This time the Supervisors were prepared for a full-blown communist invasion. "When we came back the next week," explains Kyle, " there were at least 50 policemen in riot gear waiting at the doors ... and standing all over the room the day the vote was taken. And this was for old people! The average age was seventy years old. Some of them are eighty-five." Rent control was enacted by the Board of Supervisors in June, 1979 to the cheers of a jubilant crowd. But the law was weak - permitting 9 per- cent increases annually and lasted only a year. Every year, CES members had to redouble their efforts to renew the law. Then, when the Board's com- position changed to a vehement anti- rent control majority, a final two-year ordinance was adopted that would completely phase out all rent control on December 31, 1984. But if CES had lost its political leverage on the Board of Supervisors, its West Hollywood chapter had swelled to 2,000 mem- bers. Younger members , including progressive gays, joined CES seniors in fighting for rent control. Birth of a City West Hollywood had always been a haven for the Los Angeles homosex- ual community - owed to the percep- tion that County sheriffs were less vigilant than the L. A. Police Depart- ment about harassing gays and roust- ing entertainment spots. By 1984, gay people were almost 30 percent of the population. CES decided to fight the rent con- trol phase-out with Proposition M, a ballot initiative - the county's fi'rst-for county-wide rent control. By the tail end of the Prop M cam- paign in October, 1983, Ron Stone, a soft-spoken, gay management consul- tant with a history of political ac- tivism and a commitment to princi- ples of Jeffersonian democracy, began to organize around the notion of city- hood. . As West Hollywood lore has it, Stone's interest in West Hollywood's autonomy started when he tried to extend the hours of the swimming pool at West Hollywood Park, and was told that the County did not have insurance to cover swimming at night. Changing the policy would re- quire that an insurance policy be written up for the entire County. To Stone, it was.just one of many exam- ples of the County's inability to serve . his community's needs. When Prop M lost, CES director and veteran or- ganizer Larry Gross gave Stone a call, eager to examine any options as the clock was running out on the County rent control law. By this time, Stone and a handful of like-minded neighbors had done some homework. They had obtained a preliminary report from the Local Area Formation Commission (LAFCO), the body that reviews and validates all bids for incorporation. The report showed that West Hol- lywood could be a financially viable city-a basic LAFCO requirement. Stone presented his findings to CES and met with an enthusiastic re- sponse. CES selected three represen- tatives to join Stone's group, one of whom co-chaired the West Hol- lywood Incorporation Committee with Stone. Jumping back into its Prop M cam- paign mode, CES took responsibility for obtaining the required signatures of 25 percent of the area's registered voters. Pushing to make the November 1984 ballot in order to beat the phase out date for rent control, CES set a County record by signing up 27 percent of voters in only 52 days. In May, LAFCO passed a favor- able verdict on the petition for city- hood. Nervous landlord and real es- tate organizations tried to keep the initiative off the ballot-first with a failed law suit, then by sponsoring a last minute campaign to extend the County's weak rent control law. But the Board of Supervisors, after several October 1986 CITY LIMITS 19 The seniors took over a Board of Supervisors meeting, chanting, "We won't move! We want rent control." The next week the Board was ready for a full-blown communist invasion. Big Real Estate! Warning! Some City Council candidates who claim to be for rent controlarereaUysupponed by Big Real Estate. Don't gamble with yourbomel From CES' cam.,aign literature: Tlte City's first Council meefing slapped a freeze on renfs, e.,ictions, den/op- . menf, and condo con.,ersions. postponements, finally voted to place the item on the November ballot. The incorporation process requires voters to choose their first five Coun- cilmembers on the same ballot as the Cityhood initiative. Due to the late date of the Supervisors decision and campaign filing regulations, conten- ders only had just three days in which to file their candidacy. But that did not seem to hold West Hollywood hopefuls back. Forty candidates filed and ran for office. CES looked for candidates that could pull together a coalition of gay, senior, and tenant constituencies. Three CES members were selected who were considered progressive, ac- countable to the organization and who held a strong commitment to ten- ant and gay rights: John Heilman, a 27-year-old gay lawyer with a back- ground in gay and civil rights poli- tics; Helen Albert, a 73-year-old re- tired kindergarten teacher; and Doug Routh, 42, a CES tenant activist who worked for the County Personnel De- partment. After the campaign was under way, CES endorsed candidates Alan Viterbi and Valerie Terrigno in exchange for their promise to support a strong rent control law. The election was unlike any L.A. had ever seen. West Hollywood mail carriers were weighed down with lit- erature from the 40 candidates. Cam- paign platforms that would have meant political suicide in almost any other, race were de rigueur in West Hollywood with everyone espousing strong support for rent control and gay rights. People-power garnered more votes than money, another ano- maly in Los Angeles. Several losing candidates spent as much as $60,000 on their campaigns - exceeding the entire cost of CES's five member slate. On November 6, 1984 cityhood and all but one of CES's candidates were voted in by the electorate. Doug Routh came in sixth, just behind Steve Schulte, a charismatic and popular gay activist. Awed by their collective achievement, West Hol- 20 CITY LIMITS October 1986 lywood residents set campaign rival- ries aside and celebrated the creation of the new city. The atmosphere at the City Council's first meeting in Plummer Park was electric: 650 people who couldn't get into the jam- med auditorium watched a big screen TV outdoors, while those who man- aged to squeeze past the fire marshals rose in a standing ovation as Valerie Terrigno was unanimously elected the nation's first lesbian mayor. . Brave New City That night, the Council unani- mously passed an ordinance pro- hibiting sexual discrimination on ac- count of sexual orientation. "Over- night, the City gave people rights that they can't get in any other city," says Barbara Grover, co-manager of CES's campaign, and later one of the City'S first staff members. They also passed a series of laws that temporarily froze rents, evictions, demolitions, de- velopment, and condominium con- versions until the Council could thoughtfully draft its own rent con- trol, planning, and , zoning-. ordi- nances. "It was a really brave thing to do," says Kimberly Kyle. "They just said, 'We're new leadership and we don't pretend to know about these things, so we're just going to slap this moratorium on and take the time to learn about it.'" cil's second year has been spent on developing the city's first general plan with broad citizen involvement. This September, the city's Housing Task Force followed-up the rent con- trollaw with recommendations for an affordable housing production prog- ram which is expected to be adopted by the Council. Almost two years have passed since the incorporation. Recipients of short terms in a system that requires staggered Council elections, CES members John Heilman and Helen Albert have already been re-elected for second terms. Valerie Terrigno, in the tradition of much more estab- lished cities and mayorships, was in- dicted for embezzling federal funds from her former job as director of a social service agency and forced to resign from the Council. CES, once wary of electoral politics as a means to empower people, is moving into its third election in less than two years: dtyhood, the re-election cam- paign, and now CES member Abbe Land's race for Terrigno's vacant seat this November. Land, President of the West Hollywood Planning Commis- sion, has gained broad-based support in the community. While CES is con- fident of her victory, they are not com- placent. "You just have to keep fight- ing to defend your victories, because once you get in office, everyone's going to try to knock you off the hill, especially if your opponents have lots of money, " insists Larry Gross. Land's opponent is Gene La Pietra, a mil- lionaire night-club owner and a major financial contributor to gay and les- bian causes. La Pietra has let it be known that he will spend $250,000, if necessary, to win. Although the gay community feared backlash from Terrigno's in- dictment, it never really appeared. In its first year, the Council met past midnight approving contracts for city services, setting up city de- partments, hiring staff and appoint- ing members to citizen Boards, Com- mittees, Commissions, and Task Forces to address virtually every issue of importance to the city. At the same time the Council focused on drafting its rent control law. "It took a year to implement the law," says Barbara Grover, "because it was such a demo- cratic process." The Council broke the law down into discrete issues, each of which were opened up to pub- lic testimony. CES members de- veloped a parallel educational pro- cess within their own organization, working closely with their represen- tatives Heilman and Albert. The pro- cess was new to CES - its first pro-ac- tive role in a city government after Council members Heilman and Albert and gay activist Morris Knight: over 10 years of direct action organiz-. -e"emight re.iJent. won right. peopl. can't get in any oth.r city. ing in Los Angeles. Much ofthe Co un- . Odobe, 1986 CITY LIMITS 21 CES set a record by signing up 27 percent of voters for the cityhood initiative in just 52 days, making landlords and real estate interests nervous. CES West Hollywood Steering CommiHe meeting: . The coo/Won brought togetlier gay, senior citizen and tenon' activists. Gross explains that most people today are so cynical about politicians in general that "it's John (Heilman) and Helen (Albert) who are looked upon as abnormal. Because they are just regular people and because people have access to them and be- cause they come from and represent the community." Albert and Heilman admit that being on the City Council has drasti- cally changed their lives. Heilman, for example, has had to reduce his law practice to half-time to keep on top of the demands of starting a new city. But they feel that cityhood has also changed the lives of almost everyone in West Hollywood. "City- hood has really brought different people together to work on issues. Even if its just a neighborhood watch. We had a meeting here last weekend, with some of the older people from my building and some gay guys froOm a building down the street-and there's never any tension. Because we're all here for a common purpose and that's to make the community bet- ter. I think everyone feels that. I think there are a lot more opportunities now for interaction, and the more we bring people together, the more pow- erful it's going to be." Heilman also thinks that West Hol- lywood offers an important lesson about the power of local mganizing. "When you bring people together at a local level and empower them by getting them involved, that's where real change is going to occur and that's where things that really matter to people are going to happen. It would be nice if we had the support of the federal government in what we're trying to do in the area of hous- ing or civil rights or even crime pre- vention. But unfortunately, the fed- eral government at the current time is more committed to funding the contras than they are to funding crime prevention in communities. I'm hoping that other people at the grassroots level will empower them- selves and that the momentum will lead to some change on the national level. "0- . Gilda Haas is an urban planner in Los Angeles and has been involved with CES since 1978 as activist, staff and board member. She worked as an aid to Councilmember John Heilman and now works for an L.A; City Coun- cilmember. 22 CITY LIMITS October 1986 PROGRAM FOCUS Recruiting Landlords August 1, 1986, $231,000 was spent to rehouse 155 families in apartments that were already in move-in condi- tion." to House the Homeless Lack of Enthusiams BY amlNA COHEN THE EMERGENCY ASSISTANCE RE- housing Program (EARP) is a joint ef- fort of the Department of Housing Pre- servation and Development and the Human Resources Administration. Aimed at alleviating the substantial long-run costs of providing tempo- , rary shelter for the homeless, EARP offers landlords a bonus incentive plus the maximum public assistance shelter allowance to lease an apart- ment to a homeless family. The apart- ment can be located anywhere in the five boroughs and must be in accept- able living condition, though HRA's EARP director, Larry Pearlman, says, "No structures are free of housing code violations." At $2,500 per family member, the incentive is meant to go towards maintenance and upkeep of the apart- ment over the course of the 32-month lease. The funds come from the same city, state and federal aid used for sheltering the homeless in hotels. Ac- cording to HPD spokesman Bruce Gould, payment is made in two in- stallments. The landlord signs an ag- . reement to bring in a housing inspec- tor three months after the family as- sumes occupancy, to satisfy a stipula- tion that no housing code violations exist before the second installment is paid. To assure that previous tenants haven't been evicted by a landlord seeking easy money, a landlord must first show an affidavit that explains the circumstances surrounding the apartment's vacancy. Landlords also have the final say in the selection of tenants, though their choice is li- mited to families meeting certain criteria, i.e. the length of duration of a family's stay in a hotel or pregnancy in a single parent family. Now in its fourth year, EARP is more promising than ever; but prog- ress is slow where it should be gain- ing momentum, judging from the number of apartments accepted into the program. And Gould says that there were problems in the initial phase of EARP in 1983 with landlords that didn't correct violations before their second payment was due. In an attempt to improve the prog- ram, the city introduced the "En- hanced 7 A EARP," a supplement "to the original program, on March 24, 1986. Through Enhanced 7 A EARP, the city aims to increase the number of acceptable apartments by provid- ing 7 A loans to court-appointed 7 A administrators for the renovation of buildings not in move-in condition. In the 7 A program as in the landlord program, money for renovation comes from the same funds as money for providing temporary shelter for the homeless. Before March 24, 1986, the bonus incentive was less than half of the current figure-$l,OOO per family member. The raise was approved be- cause EARP wasn't adequately fulfil- ling its purpose, spokespersons at both the HRA and HPD agree. Larry Pearlman notes that, "before April 1, 1986, $1.2 million was paid out to the private sector for leasing apartments to 437 families. All apartments were in move-in condition. From April to An assessment of Enhanced 7 A's progress for this same period indi- cates an active enthusiasm on the part of housing advocates and 7 A ad- ministrators, but this is an en- thusiasm not being matched by HRA. Pearlman reflects, "I know I'm a hard guy to reach; people tell me all the time they can never catch me in my office." Pearlman's inacessibility was cited by several advocates as a prob- lem that holds back the program. A housing consultant from the Commu- nity Law Office in Brooklyn explains, "We have a contract with HRA and need Pearlman's approval for some 7 A renovation; but we've been trying for two months to get in touch with him, and we can't." In four months, only $108,000 was paid for 7 A renovation. This money went to just 21 apartments out of a total of 67 that were offered and were not in move-in condition. Just one family had been rehoused by way of the Enhanced 7 A program as of last August. The 7 A loan itself is often not enough to effectively serve its func- tion. Denise Myatt is a 7 A adminis- trator who would like to see two iiiibilizatiaa FOR ..... AL 10TH ANNIVERSARY CONVENTION Minneapolis. Minnesota November 1-9 Celebrate 10 years of Mobilizing for Peace and Justice Plan MfS's National Program for 1987 and Beyond Meet and Exchange Ideas with other Local Activists Mobilization for Survival is comprised of over ISO local groups from around the nation. making us one of the largest grassroots peace and justice organizations in the U.S. today. 853 Broadway, #418. NY. NY 10003 212-533-0008 buildings under her supervision re- novated but, "How would I finance roof repairs and new boilers in these two buildings, which would receive only $8,000 each? We're talking about extensive repairs , and $8,000 isn't going to cover them all ." Yet, between these two. buildings alone, ten families could be rehoused. Thus, the city is criticized for mak- ing empty promises by those seeking its help, especially where sufficiently financing the supplementary project is concerned. More disturbing, how- ever, is another common complaint from tenants and 7 A administrators. They criticize HPD and HRA housing inspectors for not looking for housing code violations when they do come to a building. "They never inspect. Once in awhile they come in and look at a fire alarm - usually they meet the landlord out in the street. I wish they would inspect. They should give landlords the violations they de- serve, " said one Brooklyn tenant who'd been rehoused through the EARP project. Alan Rosner, an attorney with Legal Aid's Homeless Families Assistance Project, says that, "In one case we ob- served, lead-based paint was found throughout an apartment." The sec- ond payment to the landlord had al- ready been made, and the discovery was made only because, Rosner says, "We checked it out ourselves." When confronted with this fact, Pearlman's explanation was, "I believe it's impos- sible to remove lead-based paint. I be- Women and Environments ArtICles, notes, reviews, abstracts, events with a feminist perspective on natural and b u i ~ environments N Women and Enwonments Centre for Urban and Community StudIeS 455 Spadlna Avenue o,===", Toronto, Ontario MSS 2G8 October 1986 CITY LIMITS 23 Heve they'd paint over it. The building inspector has the power to remove housing code violations." Since the requirement for receiving the second half of the bonus incentive is that the apartment pass inspection after three months of occupancy, over- sights such as this have caused dis- satisfaction with the program; yet this kind of negligence isn't limited to EARP. These complaints from tenants and 7 A administrators form a general consensus that housing inspectors fail to do a thorough job. Despite its shortcomings, EARP could be a viable alternative to the homeless shelter system by providing long-term housing for the unshel- tered. Time will tell how workable this strategy can be in enticing private housing owners into renting to home- less families and maintaining decent, safe living conditions.o Bettina Cohen is a freelance writer with an interest in housing and labor issues. You're invited. This fall, The New School offers 8 public policy cou ..... at the J.M. Kaplan Center for New York City Affairs. Courses include: Problem City In Search of Solutlona/NY 303 William J. Dean with guests: Anthony B. Gliedman; I. D. Robbins; Fr. Donald Sakano; Anthony Alvarado and others. Ca .. Studl .. In Urban Planning INY 306 Martin Gallent, former Vp, New York City Planning Commission and Sally Goodgold, Pres., City Club of New York The Homele .. In New Yorkl NY 325 Robert M. Hayes, Counsel , Coalition for the Homeless Hou.lng In New 'brk/NY 335 Willa Appel, Executive Director, Citizens Housing Planning Council Neighborhood Revltallzatlonl NY 338 Richard Manson, Program Director, Local Initiatives Support Corp. Obtaining Government Gl'llntsl NY 363 Arnold Falleder, program develop- I ment specialist Funding and Marketing for Community Service Progl'llmsl NY 368 Regis J. King, Director, Donor Resource Development, Greater NY Blood Program For a free Fall Brochure, call (212) 7417924. The New School A New York phenomenon. 66 West 12th Street, NYC 10011 24 CITY LIMITS October 1986 PEOPLE Lyndon COll1stocle Sanies on Social Goals BY DOUG TURETSKY IF YOU SAW LYNDON COMSTOCK dressed in a pinstripe suit, brief case in hand, riding the rush-hour IRT, you'd probably guess he's just another financier on the way to work. And you'd be right. But this 36-year-old banker's got more in mind than maximizing profits. Mixing corpo- rate priorities with social concerns, Comstock has spent the last nine months laying the groundwork for the creation of a bank that would buck many banking traditions. One of the key ideas behind the formation of the bank-tentatively called the Bank for Socially Responsi- ble Lending - is to tap a growing mar- ket known as socially responsible in- vestors. These investors, explains Comstock, use "social goals as well as financial goals when choosing an investment." According to the Social Investment Forum, a trade associa- tion for this new breed of investment advisors, there are some $80 billion invested in this country based on some sort of social criteria. Comstock describes it bluntly as "a form of put- ting your money where your mouth is." The bank Comstock is building would offer many of the same ser- vices as a traditional bank. But there'd be one crucial difference: business and home loans would be targeted to low and moderate income com- munities underserved by exisiting banks. "There are a lot of credit- worthy businesses in these types of markets that are being ignored by the banks," explains Comstock. The BSRL would, in effect, redistribute some of the city's wealth by erasing the red lines drawn by the major com- mercial lenders. Corporate Quixote? Chicago's South Shore Bank was formed in 1973 to serve a redlined neighborhood. With over $100 mil- lion in assets, the bank is now operat- ing profitably while making loans that other institutions would con- sider "hiJili risk." Working Assets and the Carvert Social Investment Fund-which are mutual funds, not banks - offer money market ac- counts geared to attract the deposits of socially responsible investors. These funds are governed by a set of criteria that screen out investments in areas generally considered socially destructive or negative. So investors know that their money will not be used to finance weapons develop- ment, nuclear plants, companies that do business in South Africa or businesses with poor environmental or labor relations records. Both funds have grown rapidly. In just two years, Working Assets has accumulated $70 million in assets and Calvert, over five years, has accrued $100 million in its two funds. The success of these models are evi- dence that Comstock is not just tilting at windmills. But the creation of a bank, any bank, is a formidable task. One that requires a lot of cash just to get off the ground. While the inves- tors and potential depositors are not yet flooding Comstock with checks, he remains optimistic. "I think the market is extremely ready for this," he says. ''I've talked to many people who'd be ready to make the switch today, who don't need any other kind of persuasion, who don't need to think about it for a year or two." Robert Schwartz, an investment executive at Shearson-American Ex- press and a leading social investment advisor, also believes the BSRL is not just a pipe dream. "It can be done," he says, cautioning it will demand a good deal of banking knowledge and ability, "not just a desire to do good." There is something undeniably quixotic in the idea of creating a so- cially c o n ~ c i o u s bank to serve New Banker's Blood York, the corporate headquarters of If banking experience could be some of the world's largest financi&}, ' transferred through genes, Comstock institutions. It's a longshot, but nd! would be half way home. "I come one without precedent. from a banking family," he declares, Sociolly responsible bonker lyndon Comstock: Hi, bank would be built on a commitment to com- munity reinvestment. noting that five of six immediate fam- ily members are in the banking busi- ness. His father, who is serving as the bank's management consultant, has 37 years of banking experience, in- cluding 17 years as chief executive officer of a commercial bank. Lyndon Comstock's own road into the banking world, like the bank he wants to form, is something less than traditional. His introduction to busi- ness came from working in food and low income housing co-ops in Ber- keley, California, during the 1970's. Later he formed a remodelling com- pany. By 1978, he was looking to com- bine his business experience with a concern for social issues, putting his energy into a project with broader im- plications than a local food co-op. So he turned to the "family business" and decided to become a progressive banker. "The only way to do that was by getting an MBA," he recalls. "So that's what 1 did. I went to Berkeley and got my MBA." The day after graduation he started work in Wells Fargo Bank's commer- ciallending department, transferring in 1982 to First Chicago's New York corporate office. By late in 1985 he felt "the learning curve was slowing down" and decided it was time to go to work for a bank like South Shore. "I really thought there'd be more of these kinds of banks up and running. There's 14,000 banks in this country ... ~ ... .. :::I ... Cl :::I o Q Odober 1986 CITY LIMITS 25 but rea11y very few with any sort of social orientation." So on the first day of 1986, Comstock left his job to begin work on the Bank for Socially Re- sponsible Lending. . Comstock believes the deposit side of the bank's operations will grow much faster than its lending. But the lending is the key to what makes the bank "socially responsible. " While the current plan for the BSRL calls for just one branch, the bank would make loans throughout the city. The loan policy would emphasize com- munity economic development. Target businesses would include low and moderate income housing de- velopers, manufacturing and service businesses and community develop- ment credit unions. These credit unions are often one of the few finan- cial institutions operating in low in- come communities and would playa key role in helping the BSRL identify potential borrowers. The BSRL would provide correspondent bank- ing services to the credit unions, helping them serve their members much like banks while keeping local dollars within the community. Clean Capitalism Despite the bank's emphasis on so- cial objectives, making money is also a primary goal. Socially responsible investors are willing to sacrifice some of the potential profit from thei r money-but they're not out to give it away. "Our goal is to earn an adequate return as opposed to a maximum return," explains Com- stock. So the BSRL will bank on the growing number of people willing to earn a little less in order to know their money is doing good. Such sacrifice is anathema to trad- i tional banking policy. Comstock says the typical bank will only lend money when there is a high level of potential profit. Rather than looking for investments with the biggest profit factor, the BSRL would focus its resources on making loans to businesses and residents of poor and moderate income communities, an unlikely source of big money returns. But the bank would not take undue risks - it's supposed to be a for-profit institution-and borrowers would face the same sort of application pro- cess as at other banks. The Bank for Socially Responsible Lending is still just a carefully crafted idea on paper. Comstock is the only one working on the project full time, although there is an ll-member ad- visory board helping to make the bank a reality. All of the advisory board members are in banking or re- lated fields. Fred Cooper, a senior pro- ject manager for the city's Financial Services Corporation and a BSRL ad- visor, describes the board as "a well- experienced team." Relaxing in his Brooklyn Heights apartment in a pair of Birkenstock sandals and chinos, Comstock looks more like a social activist than banker. But as he reels off figures for the development of the banks equity capital, his attire underscores the two worlds he's trying to bring together. Rochelle Korman, an attorney for Baer, Marks & Upham and another BSRL advisor, believes Comstock can do it. "He has really done his home- work, " she says. And Korman has an excellent vantage point from which to judge the BSRL's progress - she's also on the board of directors of the Illinois Neighborhood Development Company, the holding company for South Shore. The key to the bank's future is money. Seed money to get the project rolling and then raising the money for capitalization (approximately $5 million, most of which would come from private investors). For Com- stock, money has become an im- mediate need. Having spent his per- sonal savings, he says, "I'm going into a borrowing mode." So he's spending much of his time making contacts, trying to get the initial dollars in place. Says Cooper, "Lyndon is a real driver. He has a quiet approach but he has touched base with a lot of dif- ferent people. I'm always running into people who say he's talked to them." Unless that talk can translate into dollars, the Bank for Socially Respon- sible Lending will remain little more than an idea on paper. Despite the odds against it, Lyndon Comstock is a long way from throwing in the towel.D IS CITY LIAtIf'S WOItIH TIll PRICE OF THE NBlrORItPOSr? Some people think so. They believe They're called CI1y Limits Sustalners. and for $100 o Year .. clMtsodaV ;.youOOUldbeone " of them. o Sign me up as a CITY LIMITS sustainer. Enclosed is: 0 $100, or 0 $25 (bHI me quarter .. Iy). And send me my free CITY LIMITS t shin. 424 West 33rd Street. New York, NY 10001 26 CITY LIMITS October 1986 PIPELINE Leonard Stern Builds a Shelter BY elEANOR J. BADER BUSINESSMAN LEONARD STERN lives the charmed life of a 48-year-old rich divorcee. The driving force be- hind the Hartz Mountain pet food em- pire and owner of the Village Voice, Stern is one of this country's 400 wealthiest men. His personal fortune is estimated at between $500 million and $1 billion. Home for Stern means either a Fifth Avenue mansion, a ski lodge in Aspen or his Bridgehampton estate. Stern's climb to the top has not been without its stumbling blocks, in- cluding a dozen anti-trust suits against Hartz and union troubles with a United Auto Workers local rep- resenting some of his employees dur- ing a union organizing drive in 1978. And it was sheer grit and determina- tion on his part that turned 1,000 acres of New Jersey swampland into the Meadowlands industrial com- plex, headquarters to IT&T and Panasonic with hi-rise condos, a shopping center, hotel and marina. Characterized as crafty and shrewd by business associates, Stern once ex- pressed his philosophy as follows: "A salesman should be able to sell horse apples. You just have to can the son- of-a-bitch. " But if Stern has fought and scrap- ped for all he has, he also feels his ample, good fortune should be shared and has always been a philanthropist. His diverse interests have led him to fund a variety of projects, from a Ms. magazine film on incest to remedial speech classes in public schools to New York University, his alma mater. Since September, 1984, however, another issue has dominated Stern's charitable attentions: homelessness. As he tells it, while driving past City Hall with a friend from California, he was shocked to see people sleeping on park benches. When he ap- proached a police officer to find out why this was going on he was told, "Look, these people are safer here than in the shelters. It's a nice even- ing. We're watching them. I don't have the heart to drive them away." Neither did Stern. Instead, he began visiting congregate shelters BUlinellman Leonard Stern: Dedicating millions to tlte "ome/ess. and welfare hotels. "I can only de- scribe it as Auschwitz with plenty of food, changed linen and no work," he recalls. In December, he gave the Legal Aid Society $75,000 to begin a Homeless Family Rights Project. One year later, he gave the Project $1 mil- lion-the largest grant ever received by the 112-year-old organization. The grant earned him their 1985 Man of the Year Award. With Hartz Mountain and his de- velopment projects flourishing, Stern can afford to devote much of his atten- tion to the homeless population of New York City, working with a group that grew out of the Interfaith Assem- bly on Housing and Homelessness. Although those involved are not sure how the wheels began turning, they say Stern called Dean Morton of the Cathedral of St. John the Divine- homebase of the Assembly-and proposed doing something to provide both temporary and permanent hous- ing for homeless families. That was in late 1985. By February, 1986, Homes for the Homeless was in oper- ation. ' The group now owns Pros pect Hos- pital, a proprietary facility that went bankrupt about a year ago. Stern bought the Bronx hospital for $3.8 million and proposes to turn it into an Interfaith Family Inn to house 82 homeless families. Homes for the Homeless will run the site very diffe- rently from existing city-operated shelters. According to the group's di- rector, Sister Joan Kirby, "There will be one social worker for every 15 families - as opposed to one per 60 families in welfare hotels - youth workers and other family support ser- vices." Security and support services will be provided 24 hours a day. Child care will be available 10 hours a day. The Inn will be reimbursed forallstaf- fing costs by city, state and federal funding sources; $65 per day will be allocated. The Inn is expected to open in early October, once cribs, tables and chairs, windowguards and small re- frigerators for each room are purch- ased. Residents will not be limited in their stays at the Inn although Kirby hopes that six months will be enough time for a family to get on its feet and move into permanent housing. Homes for the Homeless is acutely aware of the shortage of affordable, permanent housing. That is why, in addition to planning five Inns for the temporary sheltering of the home- less, Phase II of the project involves the creation of permanent units. The Urban Homesteading Assist- ance Board (UHAB) will coordinate this part of the effort. UHAB is al- ready looking for vacant units in otherwise occupied buildings for re- habbing. Money for the renovations will come from the Emergency Assist- ance Housing Program (see article p. 22), which includes funds from the city (25 percent), state (25 percent) and federal governments (50 per- cent). Andy Reicher, executive direc- tor of UHAB, says they are looking for units in city-owned, community- managed and privately-owned build- ings but are most interested in fixing units in tax foreclosed properties. "We meet with the management of the tenant association or co-op, ar- chitects, contractors and/or the owner. We see to the rehabbing of the unit and will help the co-op select an eligible family to move in," he ex- plains. The goal of Phase II is to reno- October 1986 CITY LIMITS 27 Bronx Community Board 2 Mana".r Pet.r Cantilla: H. thinks St.m should turn the Prosp.ct Hospital into permanent housing, not .h.lt.r for th. hom.I . vate 1,000 apartments in three years. Their first apartment, on the Lower East Side of Manhattan, should be ready by winter. Leonard Stern is intimately in- volved in this part of the project. Since EARP money is paid out ex- tremely slowly, Stern has put up the cash needed to proceed with the reno- vations. He will be reimbursed when the funds are received. "He covers the cash flow," says Reicher. "He's an ag- gressive private developer who isn't used to dealing with slow, frustrating, drawn out processes." Although Phase II has begun, Reicher acknowledges that it is wrought with problems. "It's easy to build a whole building of several hundred units at a time," he notes. "We want to do 1,000 units, but this might be at 700 different sites. It's a major administrative problem." As tricky as those problems may be, they're nothing compared to the hassles and controversy greeting -Phase I-the creation of a temporary Inn in each of the five boroughs. Even before buying Prospect Hospital, Homes for the Homeless was met with rancor by Community Board 2, the area's historic association and the South Bronx's leading political power players. Longwood, as the neighborhood is known, already has the Ruth Fernan- dez Family Residence (formerly the Fox st. shelter). Its three buildings ac- como date 124 families and it is pre- sently under construction for 102 ad- ditional units. Seventy more units, to be run by the New York City Housing Authority, were just approved. Nine tax-fore'dosed buildings are slated for renovation for the exclusive use of homeless families. Some Longwood residents think their community is saturated with low income and home- less people. "We've done more for the homeless than any other community. We're get- ting abused," complains Peter Can- tillo, district manager of Community Board 2. To him, the Inn is an intru- sion of undesireable newcomers into the community. "We want some com- mitment to converting Prospect Hos- pital into permanent housing. Stern has said that the hospital doesn't lend itself to such a conversion. Stern, the guy who bought swampland. That didn't lend itself to development either. But he did it. We just don't want a transient population to add to the problems of our overburdened community. " Furthermore, he continues, "the area surrounding Prospect Hospital is a landmark district. Historically, there's been a conflict between the shelter population and the homeown- ers. The homeowners say the shelter rei dents are responsible for burglaries and drugs in the community." This puts current plans to renovate and re- sell 10 vacant brownstones on shaky ground, Cantillo believes. "Will people buy a brownstone for $100,000 when there is a shelter nearby?" he queries. Looking at the demographics of the area, one can see why the Community 28 CITY LIMITS October 1986 Board is rushing economic diversifi- cation: 0 the 34,307 people listed as part of the neighborhood in the 1980 Census, 52 percent receive public as- sistance. The median income is $7,252 a year. 1Wenty-six percent of the land is vacant. These facts and arguments not withstanding, some members of the community think other reasons fi- gure into the organized opposition to the Homes for the Homeless plan. They think toes were stepped on when Stern bid on the building with- out first discussing the plan with the Community Board. Others believe Ramon Velez, chair of the Hunts Point Multi-Service Center and key politi- cal force in the South Bronx, lobbied heavily against the shelter plan. Velez has reasons to oppose the Inn. He is the administrator of the Ruth Fernan- dez shelter, just blocks from Prospect Hospital, and a new homeless facility would compete with his for homeless assistance funds. And then there is the fact that Leonard Stern owns the Village Voice, which has published numerous articles attacking Velez. There's also the South East Bronx Community Organization (SEBCO), a major nonprofit developer in the area, which plans to build $65,000 homes in Longwood. Father Louis Gigante, director of SEBCO says that Stern's shelter, "doesn't fit into what we hoped would restore a strong, middle income neighborhood." As a member of Community Board 2, Gigante shares Peter Cantillo's vision of a neighborhood transformed by more affluence, not more of the city's dis- possessed. IF THEY LOCK YOU OUT If you've HYed In.n oportment. hoUM or room for at .... t , 30 atnIght cloy., you hove to be glYen IegoI _. before being evicted. limply locking you out ... crime, e"en If you owe the lendlorcl money. If you .re lliegelly loCked out. go to the police _Inct In your .... _rlght ... y. ".k the police to go INIck to your home with you and .,r t the landlord, aoent or superintendent if you .r. not let Nck in immediately. a. firm. Illegal k)ck outs .r. a crime, but it's up to you to make sur. the "W Is enforced. HAVE THEM LOCKED UP For more 1_. .,.0212 ... _. ""pos .... is.,....,...IIIy .. CItf .... T ... Fwoeon ........... c-t .... ........ _____ .. ____ ... _,,_ Another key Bronx politician, City Councilmember Rafael Casteneira Colon, has threatened to chain him- self to the hospital door to prevent the Inn from opening. "In the meantime," says Sister Joan, "the human crisis is so extreme it is absolutely essential that anyone who can, go in and do something." Assuming that.community opposi- tion is stymied and the Bronx Inn is opened, Homes for the Homeless in- tends to acquire the Saratoga Inn, an ailing hotel on Rockaway Boulevard in Jamaica, Queens as that boroughs shelter. Stern hopes to purchase the bankrupt property for a hefty $10.2 million. That will bring his up-front contributions to nearly $16 million for homeless shelters. He has also pledged to try to raise an additional $100 million from private sources to provide furniture for families moving into the permanent Phase II housing, upgrade common areas of Phase II buildings and provide additional so- cial services and other "frills." A dead serious, high-rolling entrep- reneur who has a soft spot for people who cannot go home to Fifth Avenue, Leonard Stern appears to be a bundle of contradictions. But his cohorts in anti-homeless efforts trust his in- stincts and believe he is genuinely concerned. According to one newspaper pro- file, Stern used to have a sign .up in his office that read: "Once you've got them by the balls, their hearts and minds will follow." Could it be that the homeless got Stern?D Subscribe to CITY LIMITS Just $ 15 brings you the best coverage anywhere of the other New York. And you '0 save $5 off the cover price. Nam. stat. Zip IncUYidual Community group rate: 0 $15 I 0 $252.,.an Bustnea, gcw't .InstHuUonal rate: o 0 $502,.an o Payment enclOMd 0 aw me City IJmits/424 W 33rd St/N_ York, NY 10001
Odober 1986 CITY LIMITS 29 REVIEWS Homeless in America pool of migrant labar. Those left homeless after the post-Warld War II boom years tended to be older, debili- tated and frequently alcohalic. Housing the Homeless edited by Jon Erickson and Charles Wilhelm, Center for Urban Policy Research/Rut- gers University, 1986, 430 pages, $17.95. BY LOIS HARR IN THEIR INTRODUCTION TO HOU- sing the Homeless, Jon Erickson and Charles Wilhelm promise that the 31 articles, reports and case studies in- cluded represent a diversity of views which illustrate the complexity of the hameless prablem. "In fact," they state, "hamelessness is nat Qne prob- lem but is the result af many separate and distinguishable sacial paramet- ers." . They deliver on their promise. . The 430-page text , publishe9 by the Center for Urban Policy Research of Rutgers University, is divided into six sectians including "Images of the - .. . - . " - .... -." ....... 11 :.:. " Homeless," "Backgraund and Poli- tics," "The Importance of Numbers, " "Who Are the Homeless and Why?" "Solutions to the Prablem," and "Re- saurces." Since each unit is generally a whole unto. itself, some material is repeated throughout the book, though not to a fault . The text can be read one part at a time and much can from each entry. The contributors who touch on the history and cau!1es of hamelessness agree in large measure. Throughaut the 19th and early 20th centuries hamelessness was tied to. emplay- ment. The major hameless graup, acrass the country, consisted of itiner- ant laborers who. built the railraads, fallowed the harvests and lived an the "main stem" or skid row in cheap lodging houses. Industrialization and mechaniza- tian reduced the need for such a large In the past 30 years another signifi- cant addition to. the hameless popula- tian has been some 500,000 deinstitutionalized mental patients, left without the fulfillment of prom- ises to develap community-based mental health facilities . Add to this the never-institutianalized mentally ill and some estimates hald that 20 to. 50 percent of homeless people need same therapy, treatment, drugs or institutional living. The more recent cause af homeless- ness is the "hausing crisis," which includes lass af rental housing thraugh canversions to ca-aps and candas or abandonment, SRO conver- sions, mortgage foreclosures, nan- payment evictions, and affardability. A point of interest in this develop- ment"is that the early homeless wark- ers were hameless insafar as they had no permanent address but they were 30 CITY LIMITS October 1986 sheltered. The economy of the day provided the bare minimum housing for survival. Today, the homeless are too poor or too debilitated to be use- ful in our economy and many had no shelter at all until the landmark 1979 case CaIIahan v. Carey, which re- sulted in a consent decree forcing the city to provide emergency shelter. The four entries in the section, "The Importance of Numbers," dis- cuss and debate recent attempts to quantify the actual number of home- less people in the United States. Though somewhat dry, the numbers are important in the development of federal and local homeless policy. The history and causes of home- lessness help in understanding the problem and make for interesting reading, but for many readers of City Limits, the solutions presented in Housing the Homeless may be the more important and useful sections of the book. One article summarizes various theories and proposals for solutions. Written by Nancy K. Kaufman, de- puty director of the Governor's Office of Human Resources in Boston, Mas- sachusetts, "Homelessness: A Com- prehensive Policy Approach" out- lines three phases along a continuum of services for those in need. The first phase, Emergency Response, consists of providing food and shelter. Next is the Transitional Phase, which in- cludes shelter and assistance with so- cial and mental health services, em- ployment and the search for adequate, affordable housing. Phase three, Stabilization, pro- vides an individual "service pack- age." For a single mother, Kaufman notes, the package may include train- ing and day care while for a chronic, mentally-ill person it may mean some supervised living arrangements. The book is too lengthy and diverse to discuss piece by piece but one entry demands comment. "The Homeless of New York" by Thomas J. Main of the Smith Richardson Found- ation begins informatively to review the current high profile of the home- less problem and to describe and analyze Callahan v. Carey. He credits the case with causing the marked im- provement in both the quantity and quality of shelters. Shelters, he finds , are "rather rough and ready," but "not such bad places to stay." This is in stark contrast to the ear- lier portraits of homelessness and city responses to it by Tom Robbins, Marcia Z. Nelson and John R. Col- eman, who spent 10 days on the street. Most disturbing is Main's insis- tence on "individual responsibility" as the standard for dealing with a rather high proportion of the home- less. Only the "truly needy" should be served, he believes. ' Clearly, individual responsibility is of extreme importance to activists
y and organizers. How otherwise could tenants run buildings, co-op ven- tures, businesses and the like? People who stake their claim in the future of their neighborhoods are perhaps more responsible than most. But when so many "individuals" have be- come homeless, the nature of the problem is called into question, as is the responsibility of the system itself. Nancy Kaufman refers to an unpub- lished response to the Main article by Kim Hopper and Ellen Baxter in her policy piece. Its ' absence in the book is felt. Other entries in "Solutions" and "Resources" relate success stories, shelter construction and operational costs, model zoning and codes as well as strategies for positive commu- nity relations. Housing the Homeless succeeds in its intention to provide an introduc- tion to the issue. It draws on a variety of well researched sources. One arti- cle alone, "Skid Row as an Urban Neighborhood, 1880-1960" by John C. Schneider, is followed by 55 notes. Hopefully, Housing the Homeless will be able to deliver on another in- troductory note. The editors call for " ... more mature and sophisticated research and policy interven- tions ... " They conclude, "Perhaps this volume will inspire such efforts." It's a good beginning.O Lois Harr is a writer and community activist in the Bronx. r .?' i If! Since 1980, the Housing Energy Alliance for Tenants Cooperative Corp. (H.E.A.T. COOP) has provided low cost home heating oil and energy use reduction services . 'It'l l !; . I, .-, The H.E.A.T. Coop has targeted for services the largely minority low and middle income neighborhoods of the Bronx, Brooklyn. Manhattan and Queens. H.E.A.T.'s general purpose is to provide assistance and services that lead to neighborhood stability. As a proponent of economic empowerment for revitalization of the City's communities, H.E.A. T. remains committed to assisting newly emerging managers and owners of buildings with the reduction of energy costs (long recognized as the single most expensive area of building management). H.E.A.T. has presented tangible opportunities for tenant associations. housing coops, churches, community organizations. homeowners and small businesses to garner substantial savings and lower the costs of building operation. Through the primary service of providing low cost horne heating oil, various heating plant services and energy management services, H.E.A.T. members have collectivefy saved over 1.5 million dollars. W>rking collaboratively with other community service organizations with similar goals, and working to establish its viability as a business entity. H.E.A. T. has committed its revenue generating capacity and potential to providing services that work for and lead to stable. productive communities. If you are interested in learning more about H.E.A.T. or if you are interested in becoming a H.E.A.T. member. call or write the H.E.A.T. office. Housing Energy Alliance for Tenants Coop Corp. 853 Broadway. Suite 414, New York. NY. 10003, [212) 505-0286 WORKSHOP TENANT ORGANIZER. Accion Latina. Full time position, 35 hrs; responsible for organizing new tenant assoc. and providing on- going technical assistance to existing assoc. Will conduct work- shops on tenants legal rights and organizing. Work closely with housing specialist to channel tenant associations into alternative management and ownership programs. Miscellaneous duties. Bilingual, English/Spanish. Salary: Negotiable. Contact: Julio Martinez, (718) 643-1811. EXECUTIVE DIRECTOR. Senior staff person for housing preser- vation and development organization serving community of small landmark homes in the S. Bronx. Duties: Coordinate develop- ment of new construction and gut rehabilitation projects; manage revolving loan program providing below market loans to home- owners; manage facade and street improvement contract; super- vise staff; fundraise; oversee fiscal operation of organization; coordinate community organizing and education projects; main- tain liaison with Board of Directors. Qualifications: BA, three years related experience, knowledge of housing programs, rehab and finance. Excellent writing and speaking abilities. Good fiscal manager. Salary: Negotiable. Send resumes immediately to: Chair, Longwood Historic District Community Association, 965 Longwood Ave., Room 214, Bronx, NY 10459. HOUSING SPECIALIST. Community Law Offices (Volunteer Di- vision) of the Legal Aid Society seeks committed, energetic per- son to assist tenant associations represented by Housing De- velopment Unit. HDU does work in upper Manhattan north of 96th St. Its staff consists of 4 attorneys, 4 housing specialists and 1 organizer. Responsibilities: Building management train- ing and assistance to tenant managed buildings; accounting assistance to tenant associations during rent strikes; litigation preparation and assistance; and housing advice to walk-in clients. Night meetings a must, Spanish helpful but not required. Salary: Up to $19,880 including overtime and benefits, as per 1199 union contract. Send resume to: Housing Development Unit, Community Law Offices, 230 E. 106th St. , New York, NY 10029. No calls. TENANT ORGANIZER. Extensive field work, advise tenants of rights, assist them in housing court and before city and state agencies, help develop tenants' associations, conduct training sessions on SRO housing issues, attend Community Board meetings and partiCipate in city-wide coalitions on SRO issues. Person should be assertive, experienced in tenant or community organizing, excellent bilingual skills, capable of developing and implementing strategies dealing with complex situations, able to deal effectively with all types of people, knowledgeable about housing laws and regulations and housing court procedures. SOCIAL WORKER/PARALEGAL. Work with project attorneys and organizers in providing services to clients in hotels and rooming houses. Responsibilities: Evalating client problems relating to public assistance and social security, advocacy with social or governmental agencies, representation at administra- tive hearings; referral of clients for social assessment, atten- dance at group meetings, tenant outreach/organizing, preparing letters and requesting documents to prepare clients' cases. Qual- ified candidate has MSW and/or relevant experience and Spanish language. Salary: $19,000 for each position, plus excellent be- nefits as per collective bargaining agreement. Both temporary but will be extended if lines refunded. Send resume to: Ann R. Teicher, Eastside SRO Legal Services Project, MFY Legal Ser- vices, 223 Grand St., New York, NY 10013; (212) 966-7410. Odober 1986 CITY LIMITS HOUSING ORGANIZER. Lower East Side Anti-Displacement Project is seeking a commited, energetic person to organize, advocate for and provide technical assistance to tenants. Re- sponsibilities: Organizing tenant associations and rent strikes, aSSisting staff attorney in housing court actions, assisting project director in implementing seminars on tenant's rights and develop- ing working relationships with local organizations and govern- ment agencies. Qualifications: Prior organizing experience, able to work independently, good oral/written skills, knowledge state rent regulations and city code enforcement laws, ability to work with local housing groups, bilingual English/Spanish. Sal- ary: $18,000 and benefits. Send resume to: Rev. Bea Blair, c/o LESAC, 519 E. 11th St. , New York, NY 10009. PROJECT DIRECTOR. To administrate and implement the Lower East Side Anti-Displacement Project. Responsibilities: Work closely with Advisory Committee to develop policy and first year goals in providing technical assistance and advocacy to tenants threatened with displacement. Organizing seminars and work- shops on tenants rights, supervision of student organizers, assist- ing pro bono attorneys, fund raising, staff training and lobbying. Qualifications: Strong verbal/written skills, substantial housing, community background, knowledge of rent regulations and city building code-compliance process; a conscientious self-starter with primary interest in preserving housing on the Lower East Side. College background preferred. Salary: $25,000 and be- nefits. Send resume to: Rev. Bea Blair, LESAC, 519 E. 11th St. , New York, NY 10009. The Tenant Movement in New York City, 1904-1984 Ronald Lawson, editor, with Mark Naison 300 pp. Illustrated. Paper, S15.00; Cloth, S35.00 This first history of the tenant movement in New York City places tenant movements at the center of the history of housing, urban government, and urban social move- ments. The contributors examine the social bases of the movement, and describe the context of the movement at the grass roots level. They also analyze the movement 's changing constituency, leaders, levels of mobilizati on and strategy, and explore the role of different ethnic and political groups, classes. and women in the movement. Includes over 30 photographs spanning the entire era. Rutgers University Press 109 Church Street, New Brunswick, NJ 08901 r-------------, I Check one S M L XL 1 1 0 Cream ~ . 1 1 I Cl Lt. Blue - 1 I . . . I I My check is 6I l,cWW I : -na-m-e----------: I address I lei--ty-----------z.,-;p I I I I City Limits, 424 W. 33rd St., NY,NY 1 0001 I "'------------. . . . . . . . . ~....,.' , ', : ,.: ,.; :::}/